A standard purchase and sale agreement is all you need from the seller.

As an example, beach front in Ambergris sells for 10K a linear foot, but the average in the Caribbean is around 24K a linear foot of beach front, so it is still undervalued by Caribbean standards.

A standard loan used to refinance the construction loan.In any standard loan you can lock with most lenders further into the future but you will have to pay for the lock, which is why most folks stick with the norm of a 30 day lock.All in all, most borrower do not control when their rate is formally locked.

This 24 month seasoning was quoted as "industry standard" in which I am skeptical.

If I see newer improvements on the property but no recent permits on file, I walk away because there's a potential that the work completed was sub-standard quality.

Laws prohibit the establishment of a "standard industry rate" in the truest sense of the word - it is considered price fixing.

Here are the standard "cheap" ways into housing.

I used a standard P&S agreement but their attorney felt it didn't protect the buyer as well so they drew up another contract that will be between the buyer and seller and an addendum that states I get the $4,000.

This is very standard practice.

I believe the house is already in livable condition but subtracted 10k for updates and repairs someone may wish to make, and I used the standard *.70 calculation for wholesale deals.