Rising materials costs, labor shortages, supply chain issues, and the rising bar to obtaining permits to meet energy code are also dampening the development arena.

If you are in Tennessee, Southpoint Risk is the gold standard. 

I'd buy in the name of my LLC vs transfer with a weak deed and show the world your title chain.

A good GC is worth their weight in gold, but a bad GC can turn your life upside down...not only that, but the way you communicate with and manage your GC can have a huge effect on how successful the project is, how much you end up paying, how long it takes, etc. 

Also, might try reaching out to regional chains pitching the space to them as you would a bank.

I remember thinking I had struck gold with this cold calling stuff but it turns out I just got EXTREMELY lucky.

The lead time on Modular along with all other lead times in the construction industry, went through the roof with COVID and the following supply chain issues.

Not a universal statement, as there are some who know what it feels like when things are slow and how treating your clients like gold is the only way to stay busy in leaner times.  

I know, I know...supply chains don't make it so that we can get "entry" level windows right now.  

It's all about money...if you keep voting for those that want this and will not install severe limits on growth, then you will get what you want.....a huge mess of strip malls and chain stores with no more individuality.Up to the residents of the area.....