There is not enough meat on the bone to involve an agent or an attorney.  

Many lenders are using an internal construction loans to replace Homestyle, ChoiceReno, and 203k out of simplicity.

Unless you're financially prepared to deal with these issues and accept that 'once you know, you must always disclose' defects, I would move on to finding what is truly a good deal - as a good deal is only as good as its bones.  

This is a brand new construction. 

Cost segregation can be utilized for many different scenarios such as new construction, properties already owned and newly purchased properties.

The company is fully vertically integrated; they own a design shop, they have construction crews, they have accountants, etc.

Quote from @Brendan Duggan: Good afternoon,I started to lend out my own capital back in January 2024 and have originated 14 short term loans on new construction sf homes.

How do you PAY back your contractor, did you take out a construction loan and repay them once the property sells or you refi?

I came back to Ohio and started working for a construction company, and have been there since. (2017) Currently I manage an asphalt plant for them in Columbus.I haven't done a ton of real estate investing, but have a strong understanding of construction, and project management. 

The home has great bones, but needs a cosmetic flip.