We don't bait and switch, we work deals based on actual details of the client's specific deal.

Focus on the actual deal first.

Large deposits are nice, but very difficult to actually get access to escrow funds in the event of default.

I think it is just as indisputable that higher cost markets will produce greater value add via a proper rehab.Next question is does initial cash flow have any correlation to actual cash flow over a long hold. 

I have listened to the Rich Dad, Poor Dad audiobook a couple times, but just a few months ago actually stated talking about it with my boss.

Third, if they have $2bn of agreements (whatever that even means) why haven't they actually started building anything or even closed on the land.  

You can actually look it up.    

I actually got caught up in the creative finance bubble of trying to lock up properties way over their value just because it had creative terms not realizing that if you were to buy a property at 120% of its value you will never be able to refi or sell without paying out of pocket.

Most real estate agents actually do not have the need to go into an office to close transactions and meet clients at either a natural location or at the properties they are showing or listing. 

If the new administration actually enacts their policy stances on tariffs, immigration, trying to ignite the economy even more....all of those things add up to higher inflation.