Any feed back is welcome 

Nor does it pay well for an agent to spend a lot of time with a buyer that has an agency agreement but chooses to sit on their laurels instead of actively pursuing a purchase.Most agents who are serious about helping people do not have time to spend with lackadaisical clients or people who refuse to sign a buyer's agreement.

I don’t want to spend a month in a dump.  

I know of. very big HML that was funded by a billionaire with just 100 million to start, it was like 15 years ago and they are still around today and doing billions per year in loans. 

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.

This means you wouldn’t need to spend time managing properties or building a team, which is perfect given your time constraints.

But they could just buy the house or condo next door and go to cosco and spend $10k making it nice like my wife does. 

I am glad that I am not the only one who takes twice as long and spends twice as much, haha.

The proposed $38.5 billion deal would combine two major players in the U.S. convenience store market, potentially controlling 20% of the market.7-Eleven, the largest U.S. convenience store chain with 12,601 locations, currently holds 14.5% of the market.

And as investors we should know this, but always anticipate higher costs and longer waits.EXAMPLE Breakdown of Costs:Plan Purchase: $1,500Permitting Fees: $2,500-7,500Site Preparation (grading, utilities, foundation): $20,000–$30,000ADUs require separate utility connections for water, electricity, and sewer but you can tap into existing utilities at the primary houseIn Raleigh you CANNOT split lots fee simple, so setting up completely separate utilities would not allow you to section off the ADU as of nowYour ADU must be on a permanent foundation (no wheels, no ability to move the structure)Construction (labor and materials): $100,000–$150,000Low-grade: $150–$180/sq ft averageMid-grade: $180–$220/sq ft averageHigh-end: $220–$250/sq ft averageLandscaping/Finishing Touches: $5,000Total Estimated Cost: $125,000–$200,000You could easily spend $200k+ with super end high finishes, custom designs, complicated sitework, adding a second story or more sqft, etc.