Apply the 70% rule to determine your maximum allowable offer, then negotiate and get the property under contract, ensuring your agreement includes inspection and financing contingencies.Arrange professional inspections to uncover any unforeseen issues, using these findings to negotiate concessions or confirm your repair budget.

Trusting a GC can work if you thoroughly vet them, use a detailed contract with clear milestones, and establish systems for accountability.

I also got involved with a builder in Florida who has yet to produce the first of three houses they're contracted to build, which was a major hit to my available funds as well, setting me further behind.I also figured if I fell a little behind in saving (18 months instead of 12 months for example), I'd still be making progress.

We build something of high value, like a lead management to replace a spreadsheet, or an automated document merge/eSignature system for contracts or propsals. 

Quote from @Chas Lumley: Quote from @Caleb Brown: Getting leases is typically done once under contract, I always have verbiage that leases will be reviewed by buyer within the inspection contingency.

@Mindy Rosscup, you want a contract that is specific to the laws of your state.

The problem you will have is the fact you would be assigning the contract.

One was under contract and flaked out after a few months of excuses.  

I wish I had known that prior to me signing a contract with an agent.

They are threatening to sue to try and get something from you but most likely will not go through with it as you have no written contract in place and in california there is also no non-compete agreements.