I forget the name for it but it's when the owner sells the property to you directly and they basically become the "bank".

Your calculation of $40,000 out of $160,000 would apply if the total investment included both the property cost and the materials/supplies, but in this case, it seems the property cost is separate.

won't overlap but we are focused in south florida market. if you want to connect I can point you in the directions we are going I have some underwriting. we are targeting ground up multifamily on infill or rural lots.

100% and this pretty much applies to everything lol. 

The architectural plans costs: $6k The city fees were a total of : $7,500 We applied for a city grant and got approved : for $20k once we finish the foundation.

Lots of stuff covered up by now.SA, not sure how true it is or if a general statement applies across the board, but have seen several reports about falling rents lately.   

You can also directly partner with flippers but that typically involves a higher degree of risk, and is typically less passive than just holding a note. 

Please feel free to message me directly if you do not want to post here.

Numbers first, most questions newer investors have would be asked with a sense of direction if the numbers are understood.

You get pulled in every direction by competing interests.2.