in a stick frame market and one of the cheapest markets to build we build with margin at $190 or so a square foot. that will go up over time about 5% or 10% a year to keep up with new build price increases. we are buidling a 3 story walk up and source some of the lowest priced crews.

Right now, you have to be able to source off market properties or be willing to force cash flow with large down payments. 

How are you sourcing your leads?

This gives investors some time to complete a rollover and, in some rare cases, can be used as a source of short-term liquidity.Unfortunately, inherited IRAs are not treated as your own and do not fall under the 60-day rule.

While many investors rely on the MLS or wholesalers, these sources can become unreliable as the competition intensifies.

In your proposed case you would be compounding this negative position by taking away the best source of financing for a large percentage of potential buyers.  

Go for it.Just don't sign up with a brokerage that will charge you monthly fees.You sound like you have a lead source through what you do as a firefighter and you should follow your first mind and become a direct source for those people your getting acquainted with and building rapport.

HELOC are also highly reliable source since the interest rates are low.My tenants pay back the HELOC and TSP and now I have another cash flowing property.I think what you are thinking about is a great strategy

_______________________________________________________________________________Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Would greatly appreciate advise on how to start sourcing the land and/or connect me to land brokers who can help.Thank you in advance!