I'd be willing to do small projects for free to spread some goodwill.

Quote from @Lou Haidous: I’ve been able to find deals in Metro Detroit where I can pull cash out on the refi ($10-$20k) and still have about 2-$300 in monthly spread before vacancies/repairs.

Multifamily properties, however, can generate more cash flow and spread risk across multiple units, but they come with more management responsibility.

Big profit spread in this model is not a result of lucky strike, like with probates or desperate seller who is dying to get ten cents on a dollar and needs it yesterday.

The spread between what they're paying and what the market rate indicates is not that much.

It's hard to build momentum if your focus is spread out.

Sellers rarely mind the low deposit and extended closing period due to the nature of the property, or at least they can be made aware of the fact that their lot has issues that will take MY time and MY money to solve and then they come around.My terms on the flip are: Minimum 10K spread between purchase and flip value.  1-2K deposit upfront to hold the property for 7 days then the deposit becomes non-refundable after the 7th day and the buyer has the same amount of time that I originally negotiated with seller typically 8-12 months(its a purchase contract but because of contingencies its essentially an option).  

We just finished one flip with a $120K spread that literally no one else wanted to touch due to the age...!

Hey Henry,Higher density does not only equate to apartments and condosWith the orange groves that we are developing on, many of the municipalities are requiring us to develop 60 & 70ft lots, even though the zoning allows for smaller lots.If we are able to develop more 40 & 50 ft lots, we can build more units and provide a cheaper home since the development costs are spread across more units.One of our developments is 7,190 total linear feet.

Thank you @John Mason appreciate it and yes I've noticed that there's quite a lot of people who can spread great knowledge I'm wanting to put to use.