New build maybe a bit aggressive getting into real estate unless you have a builder as a partner in a deal to see the full steps or stages that go into new builds.Why new build?

I realize another mistake of mine was being too aggressive with the lost price when it was first listed.

If you can get it built/sold in 12 months and are accurate with your ARV the underwriting looks decent.

Are there decent 15% or 20% options out there for purchases in Alabama?

I have decent confidence in my underwriting.  

Sure you could do a money market or put it in an ETF or something, but this is one of the options where the balance "can't" go down or is extremely low risk while making a decent yield.

If I have a deal with decent seller financing terms, it will be sold pretty quickly to one of my buyers and not to a wholesaler who can't prove they can close and/or they are the end buyer.

Quote from @Jack Krusinski: When my rental properties are in a situation like this, I make an effort to create a structured and aggressive payment plan to help tenants catch up.

My experience in the MS TN market is that MLS listings rarely sell for list price under less they were very aggressively priced to begin with.

Guillaume I would not make too many LLCs unless you are aggressively buying property since you have to file taxes on every LLC.