I'm sure you would be thrilled to support any of the posts on here where people are complaining about a company or their REI experience. 

Since you are in an expensive market, commissions will also be high so you should be able to cover all of your expenses with just 1 deal basically, maybe 2. 

easy to build, rent, refinance repeat. might not be your market. look at the underwriting model. we underwrite every deal not only with fresh comparable but market economics change. land costs go up or down, construction costs go up or down, design modifications improve the property, comp sets can get more favorable or less favorable.

Quote from @Peter Tverdov: Think at least for the text standpoint it is challenging in this market now where I know personally 3 people that have been in lawsuits with one ringing in at $500,000 for cold text messages to people that did not want to be marketed to, so to @Jonathan Greene point on that for sure.I think that cold calling is a true skill that really no one (or 1%) will end up doing, and I 100% agree that VAs do not do it right..

I think we have the best advantage because we are where many of the investors want to be and we can drive the neighborhoods ourselves and know where the transitioning areas are. 

I don't know any builders here, so I am wondering a few things: - Does anyone have a builder that would be interested in doing a single infill project (there is another infill lot going up on the street, might try and connect with them) - I am in between paying for it myself with cash during construction (maybe the home will cost 150-200k to build?)

There are thousands of people on here who will give their opinions about different parts of the process, don't be afraid to ask for help! 

It can be great or horrible. 

You will suffer.PMC 2 may not be playing "fair":1) What's the penalty if they don't rent the other unit in 21 days for $1350?

With current interest rates (at least in Canada and guessing the US is similar), you'd be further ahead investing that money elsewhere and continuing to let the tenant pay down the mortgage with their rent.