My loan officer said I will need general liability and builders risk.

That's not such a big deal if you do basic stuff, like painting, patching - things that don't require thought.But if your body is lacking sleep, it can be detrimental when you do due diligence for a deal.

The developer had two builders originally ans started selling in 2006.

Might consider a builder with a nicer but smaller home for a trade giving you the value to move part of the 2nd.

The company purchases them from home builders and is able to customize the building along the way."

@Thomas Swindell Most builders risk insurance covers theft (Zurich).

(a notch or two above crappy builders grade cabinets).

MY PLAN: 1) Wholesale (14) Houses 2) Use Seller Financing for (12) so I can fix and flip them 3) Use Seller Financing for (8) Rentals then Refi out or use the money from the flips to pay the seller off 4) I'll buy the (5) parcels outright and build houses (if allowed) after the flips (I'm partnering 50/50 with a builder) MY QUESTIONS: A) What terms should I offer / how do I structure a win win for both the seller and myself?

I'm no builder but I will say the five year balloon seems tight on a 60 home development.

She dug up an email of a similar nature on that property, CCed the listing agent, and added into the body "my client would like to know what is the status of his offer.