For example, if I recently found a great fixer upper but I do not have the means to actually do it I can post something that says the specs at a high level like "Partner Flip Deal" "Looking for Joint Venture" "50-50 Split" "Chatam NJ".

I would not use hard money for vacant land or new construction builds.If your planning to build then banks are great as well as private lenders which you can easily find in your area through MLS, title companies, local REI meetings, auctions and networking in general, also some building supply companies loan money for spec houses. 

After 6 months or so with batteries recharged, I had the desire to get back in the game again -- And I did, but with a much more manageable role/position.

I have seen others with $50,000 cap. gains as of Fall 2016.Option 3: Work with local contractor and/or land owner to finance a spec home build.

I'm thinking that we're going to see a real pickup in spec building in Southern NH soon.

@Yonah Weiss from Madison Specs is the guy I'd reach out to.

I had a hardwood flooring company back then and was doing the floors for the investor I bought my flip from.The guy went from flipping to building spec homes when the market was great.

What if it is just the specs (no pics, no address, no contact info) of the house, asking price, and ARV?

Not everyone will have the patience, timeline, finances, efforts or whatever to own rental properties.On another matter, are you seeing a lot of spec homes being built in Phoenix?

I have some clients that have expressed interest in perhaps purchasing and developing raw land in the greater Phoenix area for spec building.