Do you have any lessons learned, builder contract clauses, contingencies that should be considered before I embark on this venture?

So things like putting in the least amount of contingencies.

We signed off all the contingency other than loan contingency at around March 20’s.

Those unexpected repairs will happen here and there regardless of what age of property you go for - contingency funds are always recommended.

And waiving a lot of contingencies, like waving appraisal.  

I see this all the time with newer investors that get beat down and eventually exit the market. 10% due diligence is enough to offer...finish the other 90% once you have a contract.Priority 1- remove the property from competitionPriority 2- confirm it's what you thought it wasYour agent will keep you safe with contract contingencies.

However, there are a lot of this's 'n that's such as assignment of contract, due diligence, permission to show, division of closing costs, financing contingencies (if any), earnest money, etc. that also needs to be hashed out. 

I know the cry is that sellers never give contingencies these days. 

Regardless, you will have your attorney put a contingency in for x units on zoning doc for your protection.

Ask the current owner to apply and make the purchase contingent on that.