Any constructive advice would be much appreciated. 

We have about 22 full-time W2 employees in the office, approximately 40 traveling construction folks -- and managers and maintenance W2 employees at each community we own and operate.

Hi Steven,It sounds like you and your wife, Renee, have a wealth of experience in the real estate and construction fields, which is a great foundation for starting your real estate investing business.Given your background in residential remodeling and home inspections, and Renee's experience as a real estate agent, you're off to a strong start.

Quote from @Stuart Udis: You can also reduce your transactional costs by using a bank construction to permanent loan with an earn out.

As time went on, prices came down because buyers saw the challenges with rebuilding--trade labor, insurability, not knowing what will be built on adjacent lots (like one lot where the owner built a house that looked like a concrete mushroom and that devalued the adjacent new construction homes built to more conforming architecture), and so on.The weakness with moratoriums such as these is that it is now illegal to offer less than FMV as of 1/6/25--but what was FMV on 1/6/25? 

Short term it is difficult to make the numbers work, the cost of new construction and the time it takes to zone-plan-build are usually the main reasons why private investors stay clear.

Additionally, by virtue of owning all of the units I could, with the help of an attorney, construct the bylaws in such a way to maximize value and eliminate bylaws that would be value-restrictive.I've talked to a couple of non-QM lenders who could provide financing to buyers under such a scenario, but the tricky part is appraisal value, especially in a state where, according to Redfin, no co-op's have sold in the last 5 years.If I got a couple units sold using seller-financing at $220/sqft, since there aren't any other co-op comps, would this provide a basis upon which an appraiser would provide a valuation closer to $220/sqft than $135/sqft?

Pre-construction and new builds seem to be making a lot more sense compared to older buildings.

I love and use Triumph Construction - they're amazing. and looking to add a couple more folks for my contracts, such as HVAC, Electrician, and Plumber.

This is a large single family new construction house(3000sqft+ 1200sqft basement unfinished).