Now I've got a property under contract:$78K purchase$35K in development of utilities.$24K in soft costs (permits impact fees etc)$200K (or less) buildout of the house (size tbd on after-build-appraisal) Likely going with 2/2 A frame 1000 sf.

If you are not attached to the duplex, could be a good time to sell to developers who want to convert to individual condo units.

Here are a few things that I like about the neighborhoods in Indy compared to other states: high rent-to-home-value ratio, consistent and gradual city development, relatively low property tax and insurance cost, affordable renovation service cost.From my experience, it's possible to find deals that meet 1% rule if you invest in *turn-key* duplex or SFH here, but they are harder to find, and could potentially slow down you from scaling up.

I don't deny that it's tough if you don't have family or contacts of your own, but with enough time and patience, I think it should be possible to develop contacts. 

My business partner and I are developing a 60 acre 15-unit glamping/wedding boutique resort in Asheville, NC right now and learning a lot along the way!

You could also look into regional banks or credit unions with experience in real estate development for middle-ground options.If I were you, I’d spend some time shopping around for the best rate/terms.

You have relationship infrastructure and knowledge that took a very long time to develop.  

Has anyone had any luck on structuring a deal with seller financing to obtain the land, then use a lender for the horizontal development infrastructure.

Depending on the development of the software, it would be interesting to see if AI can replicate the role of a listing agent.

Originally posted by @Kelly Watkins:Residential developers in Wichita pass the cost of the neighborhood utilities (sewers, streets etc..) onto the buyer.