I was hoping to develop a marketing campaign and yellow letter mailers to target tear-down homes in my neighborhood and wholesale to builders looking for lots to spec build.

He was just thrown in jail for aggravated domestic battery and will not see the light of day for 7 years. 

Starting without that is difficult.My very first local rehab flip was done with 100% acquisition and almost 100% rehab costs included, so very little out of pocket, but even at that time, I still had an investment track record in buy and hold, land development and spec building.Getting this type of funding is possible but very difficult.

Which almost makes me start thinking spec build.  

Actually we look for "crap of the cream" properties that we can "greenhab"....You know...solar, wind, battery power, food growth...that kind of eco stuff.

If I wanted to list 3 spec homes each at about a $400k listing price, what would be be a fair seller's agent commission %?  

@Albert MainjaIt's an interesting concept, but probably needs to be done with the right timing during a growing market.From a spec build standpoint, I see a lot of tear downs turning into brand new expanded homes.

The JV deal would be worked out as follows:*I pay using cash for the property, closing costs, and soft costs (mainly plans / designs and spec books). 

If we do a cash out refinance, it looks like we would get 18K.I ran down your recommendation with the VA approved builders, and it seems like the program is set up for spec houses under construction.  

We negotiate with vendors to bring down cost and spec out material that will last long term.