:D3) The niche I choose will best suit the area(s) I intend on investing.Since I come from the construction and engineering field, I know/Seen the impacts of not having a plan to follow...crooked walls and warped floors are never good!

Bruce, You may want to try a construction lender.

I cant estimate repairs, but i plan on have a friend that has been around the construction field for 20 years come with me.

However, the construction of the entire deal is critical to success - not just going in, but you must consider the holding period and the exit.

The way your letter is constructed and the words you use may explain the results.Many years ago, my father shared with me his successful way of composing a letter to avoid appearing to be just like all the rest.

My initial plan was to rehab the two houses and do new construction on the lots.

Homes are located in a great area and the construction around the area will benefit my homes as they are adding more coffee shops, restaurants, etc.

Other local lenders often offer construction loans that then refi into a conventional once the work is complete.

Some HML's don't want anything to do with funding repairs, some prefer it, because as they disburse the construction draws, their security increases in value.

Use that land purchase as the deposit on a construction loan….?