Just PM me or contact me through our office.My basic philosophy towards investing in real estate centers around having a good healthy market, a good neighborhood, a good property, and excellent property management.I have a colleague who renovates 20-30 properties per month in the Las Vegas market. 

A healthy 45 year old putting $50K per year of premium into a policy should be a death benefit of ~$1.5M.

With short term rentals, he's making healthy returns.

Indiana University Health is building a 4 BILLION dollar facility in downtown Indy.  44 acres.

You need to understand zoning, entitlement risk, political environment, local neighborhood groups (NIMBYs), water, sewer, electricity, gas availability, soils, grading, drainage, environmental issues like endangered species, and the costs of all the items just mentioned. 

How ever $/sqft to build on flat starting around $250/sqft and on hillside you will times that by 1.3 or even higher depending on the soil report and slope.

We did architectural from scratch, soils report and structural engineering, etc.

For the drain fields have you already had a soil permeability test done?  

How are the soils, (clay, sandy, ledge etc)?

So I'd really like to consider a healthy STR market where a $650K home isn't listed for $1.3M.