For me just too much work.. as I stated its a specialty niche.. plus putting the deals together can run 100 to 250k in consultant fees up front. 

Most of us will go even higher...say 85%...but you have to get the property to cash flow at that level.

They can sometimes be more open to funding niche investments like mobile home parks, especially when you’ve got proven cash flow and a solid plan.Another option could be talking to your uncle about seller financing.

By understanding the costs you may encounter upfront, you can take control of the process.Here are just a few things experts say you should be thinking about as you plan ahead.1.

Opt 1) utilizing our savings in the brokerage account and emergency fund and pay for it all up front. 

My only concern would be whether or not, you’d be able to cash flow.

You may need the money the day of the sale or even up front in some locations , while you may not get the lien or deed for 30+60 days after the sale. 

These are all upfront soft costs before you break ground. $300sqft to build at least.If you have any sort of mortgage on the property you will need an attorney to handle the mountain of paperwork the bank will give you for a lien release. 10k+, also probably some nightmare terms to have to build and sell immediately and god knows what.At this point a year has passed and you have spent at least $60,000 cash, you're about to break ground on a structure that will cost you at the very least $400,000 to build, you are still 1 year away from cashing out because you have to now build a house.

No social or credit pull needed upfront. 

Beyond that, sending upfront fees to a lender is not okay.