You can always just use some of the gains to invest and cash out some.

I think it's easy as a new investor to get stuck on one piece of a good deal and overlook the overall benefits of a deal.

But more properties will be needed than buying in cash.Appreciation/equity paydown: Cash flow from rents will be supplemented by property value gains and tenants paying down your mortgage.As a rough estimate, assuming you can buy properties for $150k that rent for $1,500/month with 50% expense ratios, each property may cash flow around $750/month or $9k/year.

On to fees: Minimum Death Benefit is a must.

I have never built a home previously and open to the idea, especially if my net gains are in the six figure range as you outlined.

Spreadsheets don't paste well here, but here is what I'm looking for: Net CFs From Investment 1yr exit Net CFs From Investment 3yr exit Net CFs From Investment 5yr exit Exit Price Gain on Sale Cap Rate IRR Estimated Exit Price/Gain on Sale - 1 Yr Annualized IRR - 1 Yr Estimated Exit Price/Gain on Sale - 3 Yr Annualized IRR - 3 Yr Estimated Exit Price/Gain on Sale - 5 Yr Annualized IRR - 5 Yr Thanks!

If the numbers don't work for developing new construction building of that scale - what path do you suggest I explore in order to get the most benefit from land? 

👇Debt, when used correctly, is one of the most powerful benefits with real estate investing.We can take $3.5M of investor equity↓And purchase a $10M apartment community.

Louis area as well (Collinsville, IL) and joined to gain more knowledge about real estate investing.

Even the house is fully paid off, the 1% property tax + 1% maintenance offsets 2% annual gain.