Are you purchasing them at full retail value after they're done or are you the one purchase the shell doing the renovation but they're just doing the leg work ? 

We consider ourselves a "non-denominational" retail space meaning anyone can join our community. 

High LTV purchased at retail (off mls) has large initial negative cash flow- regulations are tenant friendly.  

This is part of a larger trend of waterfront developments happening such as the Potomac River Generating Station turning into a 2.5 million square foot mixed-use community, the Montgomery Center turning into 327 new apartments, 25,000 square feet of retail, and 13,000 square feet of arts and cultural center starting July of 2024,This puts Robinson Terminal North as the next big project developers are eyeing, with Rooney Property groups announcing their plans to redevelop the decade-long abandoned warehouse space into a 600,000 square feet multifamily, retail, and thriving park area by 2025 following the completion of Hazel Waterfront Tunnel at the site.This new development, which received approval just a little over a month ago, has had many delayed development plans due to concerns about environmental hazards, which have now all been cleared upSources:Robinson North plan advances amid environmental concernsAlexandria Waterfront Small Area Plan March 2024Potomac River Generating StationSwimmable Potomac River CampaignMontgomery Center Redevelopment ApprovedAlexRenew completes two-mile long, 100-foot deep tunnelAlexandria City West, Landmark Mall Redevelopment (2028)Alexandria's Landmark Mall, which at a time was a thriving 52-acre strip mall that was a major attraction in West Alexandria, has long been an eye soar and swath of unused space.

Ideally they did not pay over retail because if they did they could easily lose the money they put into the property if the loan gets called.  

there is tremendous demand for inventory by both investors and retail buyers which is making it tough for the casual investor to succeed.it's great that you're thinking about getting your financing in order. 

SIH has some marketing gimmick with the Real Estate Guys where they bus unsuspecting retail customers around to the sites to see home being built.

Off market deals I say are not really the bread and butter of most retail agents. 

there was a group of 8 of us that pooled money in a Cabal myself and one other were the main money guys the others put in smaller amounts and when we won one.. we would divy up interest prorata to the amount contributed.. this kept those guys from competing against us and for sure we bid up newbies .. really the only ones that would beat us were those that wanted to live in the house and would just go almost all the way to retail or above .. or someone bidding on a second thinking it was a first and no one is going to help you if you dont know what your doing.. this is a very caveat emptar bizz.

The builder’s risk insurance protects against fire, theft, vandalism, windstorms, hail, and explosions.