Under a traditional lump-sum contract, the owner agrees to pay the developer to complete a project that is built to the owner's specifications.

We know it makes for a slow start, but we don't have the traditional 20% down nor the reserves to take on reno.

I don't flip, but from my understanding you would not use a traditional bank to get these loans unless your rehab is over 6 months, you would use a Hard Money Lender.For long term buy and hold I would leverage the duplex and buy more properties, and then I would use the profit from wholesaling and flipping to buy more properties.  

And you are competing with guys that have years of custom building experience.Finding a flip in Hamilton county is going to take a lot of digging, to find the traditional 70% ARV formula, and reselling to a retail buyer.

My focus these days is centered on more traditional investment properties (multifamily, self-storage, mobile home parks, retail, etc).

@Chuck Wiggins I've heard of rental loss insurance for property damage, but not for rent (unless of a traditional insurance claim).  

If I was renting to traditional private pay tenants Germantown might not be my area of focus.

Will you be going traditional financing or FHA loan?

So a traditional investment property loan you can buy with 15% down. 

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