@Derek MizysakIf you don't have a signed contract, you don't have anything. 

I have a contract on a house. 

I closed on my first deal in September (Quadplex and a House) and am under contract now for an 8 unit apartment complex.

., marketing, subdivision costs, HOA formation and reservesHard costs - GC contract costs, overhead, profit, insuranceDevelopment impact fees, permit fees, school fees, park fees, etc.Loan costs for const. loan, interest carry, loan fees, appraisal costs, lender legal, funds controlDeveloper feeEquals (what's left) - developer profit, normally shared between equity investor and developer. 6.

Here in NY I can't even get one house under contract, so I am not worried about getting 3-5 going.With that said, my biggest hang up was the fact that the deals I found would have been less appealing deals when factoring the loan fees and costs.

In contract on one now at 20% CoC.  

I don't have penalty or incentive in contract. 

A 3 stories high 100 units property that sits on a 2 acre land will have a significantly less landscaping (contracting services) costs than a 2 stories  garden style 100 units property that sits on 15 acres of land with lots and lots of landscape. 

This is my first post and these forums have been invaluable as we embark on our first real estate project.We are currently under contract on a single family home in Cumberland ME.

As long the rates are competitive they are great because you don't pay origination...and it doesn't show up any place as a liability since it is just a contract between two individuals.