That usually at least gets their attention... have yet to split test for effectiveness haha.

Preferably by a General Contractor, but at least by a Home Inpsector...better if by both.

In my market there is tons of building going on and developers bring in contractors for months at a time and pay them stipends- electricians, engineers, framers, whatever. 

In which case am I tied to this lender at a high 7% rate for the term (30 yrs) of the loan?

We are looking at a home in south Texas that has no offers yet, been on the market for 42 days.

But here’s what separates the long term successful investors from the wanna bes, the hopefuls, and the people attending every seminar and buying every mentorship and never establishing a successful track record1- the ability to IDENTIFY a deal - most deals are not  advertised at a great price - negotiation is needed.

what you need is"1. for new build you need an experinced local partner2. at least 25 to 35% cash into the deal so if the build is 300k a unit X 40 = 12,000,000 plus land  lets say 3 mil for a total of 15 mil.. then you probably need 5 mil in cash up front.3. and a great bondable and financially stable builder.

Rancho Mirage at a Tipping Point:Buyers Still Rule—for Now, But the Window Is ClosingStrategic Market Update – April 2025Prepared for the BiggerPockets CommunitySource: Altos Research | Data as of April 20, 2025Executive SummaryRancho Mirage currently reflects characteristics of a slight buyer’s market, with a Market Action Index (MAI) of 28, just below the neutral benchmark of 30.

Hey Sarah, you can look at the Ohio market.

North Lake and TD are much more family oriented (in my experience at least).