There is a lot of data under the real estate portion, but I'm not entirely sure it goes into active listing information.

Depending on the size you are looking for, you can search realtor.com for smaller deals (mostly less than 20 units that are often listed by residential brokers) and LoopNet for small to large.

Is there something stopping the borrower legally from tapping a portion of the reserves cash and putting 10% down to take on the land contract for the 12 immediately after mortgaging the 18?

Going to attempt to summarize everything up to this point.Current Stage of construction: FramingWe purchased this lot about 3 years ago for $6000Have built 3 homes in this same neighborhood, this is our 4thTook about 6 months of re-zoning to allow for a variance in the rear of the property so we could maximize the size of the home, mainly to accomadate a master bedroom downstairsLot was vacant, cleared out a few trees and started on the foundation, concrete slabAltered the plan a bit so that the patio faced east instead of north, thus making it open to the patio.Project Description: 2-story home, 3 bed, 2.5 bath, 1 office, 1 game room/4th bed2808 sqft,  Lot  6,568 sqft        

If that is correct in my understanding then you are effectively lending monies to your IRA, which is prohibited.If on the other hand you are stating that you are creating a JV (20% IRA, 75% personal and 5% third-party), and your portion is a personal guarantee pledge of ownership to borrow the monies to pay for your share, then you are extremely close to stating that you are using your IRA based partnership to enable you to get a loan which is a prohibited transaction.While these appear to be good food for thought, as professionals we would be happy have you test the case with the IRS so that we can all learn from your experiences (I am sure Brian would concur too) :-).

.$2500 seems high...not sure on sizeFlooring seems high - not sure on size...regional flooring companies in my market are very affordable and reliablePlumbing and electrical - I don't have plans to re-plumb or re-wire units every 20-30 years but do include estimated cap ex for fixtures.Off topic but consider LVT rather than laminate wood...it's very durable and can get wet.  

For the size of you project, I'd make sure you get a 9-12 month hard money loan. 6 months won't be long enough.

By looking at comps on the market that are similarly in size, upgrades or not, basement/ no basement, garage, backyard size, etc it can help you price out the property you're scoping out to re-sell or rent.

In addition to the price ask how many bedrooms, bathrooms, basement, attic, pool, deck, size, rent (if it is multifamily), location (how close to beach, transportation, job), updated or outdated appliances or cabinets etc the house has. 

That sort of implies a one size fits all loans approach to disposition and nothing could be further from the truth.