Unfortunately development comes with a lot of risks like rising construction costs, onerous unforeseen design requirements by the city, etc. 

I am relatively new to the world of Real Estate Investing.I am still currently working a fulltime job as a Graphic Design Instructor at Sanford Brown College – San Antonio.

@Gene D.The rule is you must have designated the property as your primary residence for 2 out of the past 5 years to qualify for the exclusion.

The rating model doesn't work yet for typical HML deals, as it's designed for current or near current cash flow properties.  

I like the idea of flipping houses so I can increase my construction knowledge and I could also further utilize my degree in architectural design.

Hello Gayle:I have started a investors meeting in Monterey designed to network with other investors in the area. 

We found an extensive list of questions to go through together which was designed to help us all understand each other better.  

If your civil engineer is well known in the community that will make a huge difference in the preliminary leg work that it takes to design a functional area for you to build on.  

In the past several years, I have worked to achieve several additional designations including CLHMS (Certified Luxury Home Marketing Specialist), SFR (Short Sale and Foreclosure Specialist and is e-Pro Certified.

I have a few other great options for drainage/hardscape, but those two would be the most helpful with the plant selection/design elements.