Systems.

Legal and ethical implications: Agents engaging in such practices may face:Legal consequencesLicensing penaltiesEthical violationsThese actions ultimately harm consumers by restricting options and potentially inflating costs.The new system, allowing buyers and their agents to negotiate commissions directly, promotes transparency and fair competition.

I guess my challenge right now is to define the strategy and balance all the factors, such as job and population growth (value increase), cashflow (demand & supply market, interest rate, property tax, maintenance cost), and risk control (insurance etc). 

@Patricia Andriolo-Bull, not sure if they've iterated the system since you did yours, but now there's a button for downloading the filing transcript (a PDF containing all the info that you submitted). 

Greater control of the timeline.  

Look for places that have had restrictions for a couple of years and have a more stabilized rule system.

But the one thing that you can control is your creativity and how far are you willing to go with risk .

After coming up with a quantifiable system for this, I've used this to scale past Turnkey and into other non-turnkey properties as a system of profitability.

Am I misunderstanding the system of using private money, do I still need to fund down payments?

This is why the big corp builders or regionals control so much of the larger developmentsthe deals i funded are 34 lots 160 lots and 80 lots respectively and each of them have contracts on them by Toll and Lennar and one regional but they only close when we have permits in hand.