I agree stick to more common asset classes like build to rent and horizontal, 3 story walk up apartments, mixed use, commercial planned development, planned developments for residential, hotel / hospitality, single and multi tenant retail, office. 

u do need money for the horizontal or you need a loan for the horizontal if this is a new plat.. for infill this works great.

Good luck I just saw a news clip that San Jose CA is going to allow those that do ADU's to sell the ADU's like condo's I suspect those will be HUGE money makers in that market. .. we have done this a lot in Charleston SC they call it a Horizontal regime..

Adding 45 degree angled gusset supports 1', 2', or 3' (whatever doesn't protrude too much) out horizontally will stiffen it up. 

We are at very low affordability #'s which translates to higher values and with other stats, appears to suggest a relatively horizontal market with some dips for many years.

I don't think I've heard of anything less than that, but may e residential charges less, I always stand the sheets up, that way you have one vertical seem to tape, not one horizontal and 2 vertical when you lay it down.

The window must have a net clear openable area of 5.7 square feet (5.0 square feet if ground floor), a minimum openable height of 24 inches, a minimum openable width of 20 inches, and the bottom of the opening must be within 44 inches of the floor.Size: The room must be at least 70 square feet, and no less than 7 feet in any horizontal dimension.Lighting & Ventilation: A natural light source (window) of not less than 8% of the floor area and natural ventilation (openable window/door) of at least 4% of the floor area are required.Heating: The bedroom must have heating capable of maintaining a minimum room temperature of 68°F.Smoke Detector: A smoke detector is required in each sleeping room.While a closet is expected in most bedrooms, the International Residential Code does not actually require a bedroom to have a closet.

And keep in mind there is land cost in that sale price which is a sunk price for us since we buy the dirt from the farmer entitle it and do the horizontal work then go vertical..  

do you do horizontal or vertical?

While this is exciting and opens the door to opportunity, they really need investors to make the shift since they aren't used to buying the land and funding the build without the buyer already in tow.So I have an abundance of deals to do basically those parts, either develop subdivisions with all the horizontal infrastructure and sell lots, or fund builders spec homes in these developments, preferably all sustainable because a known stick builder can come in and build without any help.So if any of this interests you or you think I would be someone you want to know, drop me a message and we can talk all about it.