You loan payments to start will be 600/700 per month and then go up from there as you draw.So you come with 12k to close, another 3k for fees, front 10k to contractor and then pay 700/month. 

Those same people are now left with their tail between their legs as not only are they not getting 18% they are losing 50-100% and will take a close to a decade to recover those funds. 

How much will my closing costs be?

So, you are tying the property up and may not close as you do not know the numbers. 

They may be able to finance you at a low down payment if you have experience, reserves, and FICO as long as the 65% of the value can support the entire purchase price  I wasn't saying 0 down, but the concept of full return of capital. 15% land purchase cash. in columbus land is let's say 50k we build a triplex for 350k which is very close to 15%. small entitlements, reserves required, etc whatever lender asks for. multifamily sells for 200k per door in our market over 4 units, we are pushing the values up. first ones we are working on because of rezoning, etc but it's a full refinance on 6 month seasoning and do it again. that's the scenario that I was outlining. we do it in the urban core of Columbus where new construction trades at $325 a square foot or more for higher rents and higher equity. we could still put more units per parcel in columbus. these are all infill I hate Lehigh acres. overbuilt, no infrastructure, no commercial drivers or asset.

The structure we landed on was as follows:- Fixed Builder fee of $300k (each project varies but are 2-6 units, and 5,000-9,000 total finished sq ft)- Fixed Return on all my initial capital invested of 50% (plus return of 100% of initial capital)- Remaining Profit Split of 60/40 (60% to me, and 40% to him)I understand a lot of this hinges on how accurate the proforma is and how close we can get to actually hitting our development costs estimates, build cost estimates, and sales per sq. ft. estimates.

And if you do not make good on the overdraft your days of banking (a necessary tool in this business) will come to a close.

I know loans can take 30 or more days to close.

Minor cleanup could probably get them up to $1200-1225, and some larger updates could get it close $1300.

We could probably charge a little bit more, but most snowbirds are senior citizens on a budget so I feel we're close to the top of what they will pay.