You've all given me a lot of material in which I can include in my "pitch" to the wife when I present to her my business plan.

I did what I thought was a pretty close take-off for a small 3 bed 2 bath with no garage and I got about 40$ per sq ft for just material.

The market is crazy, builders are busy, and the price of materials is jumping so only a local contractor can really give you an idea of what to expect.

Now what would cause a mass supply of houses & land-- cheap materials AND lots of sellers.

Diversification by means of spreading your available capital amongst a large number of properties means that the occasional problem purchase will not materially affect your capital or return on investment.

His ADU was a garage conversion with small external laundry/storage room.  

In both instances, there is either an internal (personal, family etc.) or external (nonpersonal, economic etc.) factor influencing the decision.A seller with a balloon or adjustable rate mortgage will have a mighty good reason to sell and avoid foreclosure if they can't refinance to avoid paying off entire loan balance or get a lower affordable rate.

Labor to Contract Services and Materials to R&M?

That had been an ongoing issue which we communicated with Panzera about rectifying, to pretty much lip service, nothing material had changed.

Thank you all for the replies, I was wondering if I needed to do a advance filing of form d submitted with advertising materials 15 days before I begin soliciting because a few years ago the sec proposed a ruling that required that but I couldn’t find anywhere on the internet that said if it got passed or not