Based on Noi/Piti derived from the 30 year amortization?

So we overlay these trends on available land based on a max price per square foot for lots.

Having cashflow does not mean you cannot get strong appreciation. 

As for asking tenants to get renters insurance I'd strongly recommend adding that to future lease agreements and requiring proof of coverage.

Based on your list of wants (I like that you are clear about this), I reccomend either investing in a note fund (@Chris Seveney's allows you to be non-accredited) or finding an asset manager to manage your note portfolio for you. 

@Vanessa SwitzlerI live and only invest in Greenville SC.It’s a great place to live and a great place to invest.It appears we have similar approaches doing JV and smaller syndications though we did do a deal with 281 units, too.My only caveat would be that I don’t consider Greenville to be a cash flow market - the growth is too strong and the demand too high.

During the past 10 years, we have worked with a variety of large institutional clients in all phases of SFR including: acquisition/disposition, renovations, leasing and management.However, Auben's model is deeply rooted in a strong local presence in each market.Our goal is be local, while also offering an institutional grade service and back-end support.I am excited to welcome two new divisions into the Auben ecosystem as of January 2024, Auben Capital Partners and Auben Development.

Dirt road wont cut it.. you will need at the very least gravel and depending on soil type you may need to put down big rock first like 3 inch then build a base of 1 inch minus on top of it so you dont sink. 

This collaboration highlights the value of strong partnerships in finding and negotiating profitable real estate deals.

Credit limits are based on past purchase history.