Also, I can imagine 7 x 1200 sqft homes sitting on one lot that is less than 1/2 acre.

Are you creating a partnership, is it a loan, etc   If you don't have an agreement you should sit down and discuss it and put it in writing. 

There are so many other investors who are sitting this time out because they don't see the boom articles in anything and they're scared. 

But they're good enough given its a presale and we have the bandwidth just sitting there. 

Causing the unit to sit vacant with no income for the winter.

Sometimes these posts have to have sit on new footers poured in the basement. $5000-$6000 labor, beam/beam delivery, posts, concreteIs there HVAC in the wall? 

Direct Mail is expensive, time-consuming, and doesn't have a high conversion rate based on the amount of money I'm spending as well as the amount of time I am spending sitting on Property Radar hunting for the leads. 

@Rosemary Earl - the first obvious question is what does your competition offer and are they sitting vacant too? 

I would like to have at least a couple properties before moving out of state that will at minimum break-even on cash flow as a LTR with property management long-distance.Other info:Looking to move out on Memphis with my wife in the next 2-4 yearsLooking to start a family in the next year or soComfortably have ~50k ready to invest sitting in HYSA, excluding Cash reservesHave an extra ~$70k in stocksMost interested in A- to C+ neighborhoodsI currently own & live in a 2/1.5 Condo locally (3.5% interest rate)Not allowed to rent it outHOA fees have risen to where PITI + HOA = $1100/mo.Have ~$100k trapped equity, good zip code I could sell quicklyOption A: Purchase another primary home locally I could live in for 2 years (lower interest rate), with intention of eventually converting it to LTR when I move out of state.

That would be around $90,000 sitting in a savings account!