If not maybe agree on a price and terms and purchase an option once the subdivision is competed.

The fall is good as you aren't competing in the summer market when prices can be higher, you might get a deal on a place that didn't sell over the summer and you can get it tenanted before the winter.

This way, you won’t have to compete with 3 other agents that are getting the same lead you are. 

This is great for appreciation (not your focus, I know).If you want cash flow, you likely want to look to the lower-growth areas where appreciation isn't factored in by others competing for your deals. 

My concern is the constant increase in supply should ultimately drive the rent prices down as we all start to compete for tenants.

You are now competing with national builders with a reputation.

I know companies like Corevest are in that space so I’d recommend contacting them and seeing who else competes with them to find the best rate.

I wanted details for sure to see about non competes and basically what kind of a leash I would be on.

Things hit the MLS and i think is somewhat of a deal is gone in hours or I’m getting blown away with cash offers that I can’t compete with.

Our income is joint and both of us earn it.Ultimately I must feel very confident that an investment will work because I’m the main player in working the program.