These properties are always in highest demand and seem to appreciate much better because builders are only building high end homes.

Hi, I am looking for an expert advise who is builder investor in mixed use.

The builders offer credits to buy the rate down, or they offer a discount if paying cash, so these make sense.

We have builders now that are getting aggressive in their Incentives.  

My approach is somewhat unique since I'm a builder; I build my units from the ground up and then decide whether to use them for LTRs, STRs, or sell them outright.

Hello Kyle,There are lots of things to consider, and there are lots of different types of Zoning for residential.For example you could be zoned residential, but the minimum lot size could be 1 acre, and you are buying 1 acre, in that case you wouldn't need a developer, you would just need a builder.For example, lets say you have 5 acres and a perfect rectangle property, that has an existing street that runs the long ways of the property so you won't have to put in any streets, you will simply need to get with a surveyor, figure out your minimum lot widths from zoning, and file with the municipality to get your property subdivided into lots.Once you have subdivided lots, you can either sell the lots outright to a builder, the cleanest transaction.Option 2, you could try to partner with a builder so you can split the profits, most builder's will want you to guarantee the loan, and still charge a build fee before profit splits.Option3, you can hire the builder, obtain the financing, and keep all the profits.Option 4, you could do any combination of 1,2, and 3. 

 - Cashflow is ~2K/month and leverage is ~60% (equity being 40% of current value)Accumulation goals:In the next 2 years, our plan is to buy lots and have duplexes built by a builder we have existing relationship with that takes care of the whole process without too much of our involvement. - Buy 6 additional duplexes.

Buy a builder stock, commercial real estate stock, maybe a brokerage stock, and others.   

I think we are at the point, where labor costs are actually going down as most of the labor relies on big national builder's for their work, and with home sales slowing down, we are seeing labor rates competing for work, which is driving down the costs.

Continuation,Or is it more or less on the builder to build their floorplan in the area of your desire?