For the most part, most lenders are going to be relatively close in cost assuming we are talking about a straight forward loan product, we all borrower from the same pool of money to make these loans. 

Let's assume you accounted for all expenses and have a full $2,400 monthly cash flow.

The land is in a very non-desirable area pretty much in the middle of no where so I would assume the cost of the land is low but don’t know how the ROI would be after you had the infrastructure up and running.

I assume you’ve got a loan that says you will be living there.

And the idea is that folks that dont know any better assume your on another level or up there with real MLO's and NMLS registered lenders  like myself..

Assume that you're sitting on:$200,000 in suspended passive losses$150,000 in business losses$100,000 in expiring NOLsThe Magic Transformation:That $500,000 of "painful" ordinary income becomes your strategic advantage:Absorbs all $450,000 of those otherwise-stranded lossesLeaves you with just $50,000 net ordinary incomeMeanwhile, your §1250 gain still gets preferential rates:$581,820 at 25% max (unrecaptured §1250)$700,000 at 20% max (capital gain)The Plot Twist:What looked like a tax nightmare actually solved multiple problems.

@James Anderson, as a licensed real estate agent, it's pretty straightforward, and I assume my take will be similar to that of other agents. 

20 townhomes sounds like it would be sales, but I don't like to assume. 

I'm assuming you're referring to investors that provide all of the funds for your flips? 

I’m assuming that you save quite a bit of money.”