Everyone is doing postcards, so you won't stand out, and regular folded letters just get tossed in the junk pile by default.Of course, this is all a moot point since you're operating in an incredibly specific (but high demand) niche.

They got it fully leased up and everything has been running smoothly with $2k net income after expenses and mortgage per mo. on a property I put $180k into (rehab + down payment), so I'm very happy with the resolution.

If so, how high/low is it?

@George Baal I would recommend taking out the HELOC to start but given the high variable interest rate, I would then consolidate that debt into a better financial vehicle.

Insurance is highly specified to the situation, individual, property, etc. 

I'd stick with high quality.  

Cost for real estate here is high, I’m sure there are deals to be found in and around the area.

(After selling a few, I may do another house plan or turn some into rentals)I’m hesitant to build any with materials being so high but I figure if they buy it before it’s built my risk is mitigated.

Obviously you don't want to kick step-father out just because he needs to stay in a rehab facility for a month or two after a hip replacement; but at the same time, this guy was never going to be able to live on his own again (and he had let the property deteriorate to a state that made it uninhabitable) and it took a lot of unneccesary time and money to work towards resolution.

I am asking because construction cost right now are pretty high.