However I have found that what does work is building rapport and that comes with a few deals done…with your background in renovation, maybe you could also look into a local partnership, especially if you can afford to do most of the labor but wait to be paid on the backend, and find an investor who would value not having to pay crazy high remodel costs along the way.  

Thanks and happy investing, Joe   

I want to use as much loan as I can deploy.I'm estimating $100k for material & labor for down payment for a build but less for a rehab.

If you can use that 62k to make more than 5k/yr then you’ll be ahead, not counting labor. 

You may be able to find an installer for about $1.00 per ft depending on labor costs in your market.  

@Joe Garretson getting through 600 episodes!

-Joe

@Joe Splitrock Good point! 

The job numbers that came out today are showing a softening labor market. 

(technically, they have up until the 15th day of the 4th month of when they last furnished materials or labor)   So, you do not want to buy a bunch of liens.