Having me partner with a local builder with an A+ track record for transparency/integrity/investment acumen (hundreds of deals)They'd like me to exercise the investment decisions and just give them periodic status updates and not have to double signature anything.

If this land is in a city, that's usually a city body.

There are still a lot of hungry builders out there who will do it for less.

So, anyone considering this should contact their local department of banking and finance (or whomever is the governing body in their state).

A HUGE part of the costs are the lot preparation costs, permit fees, and the school tax really actual construction costs are more like 60-70/sfBUT this is greatly due to taking all of the general contractors markup out, paying him only daily to be on site for framing and roofing and paying him instead of an expensive architect to draw all the plans in autocad(other generals pay him to do this for them) He is getting older, it is a nice setup for him, saves us money, makes me more money as project manager (I get paid out of labor allowance for days I am supervising jobsite) and saves our owner/builder a grip of money allowing him to get a decent return from the investment. which for our area is amazing because you can't really build for profit right now unless you are a builder.

I currently work full time as a Construction Project Manager, I have a BS degree in Construction Engineering from the University of Akron and worked for a national home builder while attending college.

If We adhered to the 2% rule on the offshore properties we bought we would have missed substantial cap gains.I recently met a builder from the UK that bets on double digit cap gain regardless of rents , the same for my home town in Australia.

I am going to check with some local builders.

The main ones being:~ Sacramento's Real Estate Club (aka Capitol City Wealth Builders)~ NorCal Real Estate Investment Association (NorCal REIA)~ Sacramento Real Estate Investment Association (aka SacREIA)I've been to meetings at the first two clubs, and prefer the Capitol City Wealth Builders because it always seems to be well-attended by a wide variety of people and their meetings seem a little more informative and less "pitchy".

We are looking to basically provide a custom home building experience to redeveloped historical (some officially others just in old neibhorhoods) urban houses by providing the same level of service that a high quality custom builder provides to their clients.