I mean one family on one home i bought basically stripped down to the studs .. everything was gone by the time I got them out. 

To make a long story short, for one property you are not going to save $ in the long run and realize materials can take 6-16 weeks to arrive. 

No One?

I am about to do one of my first ground up construction projects with the intent to rent in the area of Athens a little further west. 

I have been to the DFW area a few times but not specifically to these northern suburbs, but I know that DFW is one of the fastest growing metro areas in the country with a robust economy, and I expect it to keep growing.

You will need to look at all the numbers in your underwriting spreadsheet (let me know if you need one) in both scenarios to decide.

We keep telling ourselves "this is the last one" then decide to do it again.

One didn't make your list.1) I see people all the time raising money for real estate deals but they call it a partnership either because they are ignorant of the law or they are trying to avoid paying for all the legal work. 

Lima One does verticle in many markets you can check with them.

They were perfectly acceptable 20 years ago, but now many areas are limited to one guest per calendar month.