Roughly premiums could double, so make sure you quote that out before even discussing what rate you would charge to operator.

@Robert S Struhala Jr with warehouse insurance, the types of tenants and what they are storing will have a large influence on your premium. 

They're paying a premium for the finished product, move in ready.The people that want to do the flips themselves probably have their own vision for the project and likely don't value the plans too much.Doubt it'd hurt anything, but highly doubtful you'd see much return on the money spent to get them.

Oh man I love it, permanent mortgage insurance (not private mortgage insurance, which would be for a conventional loan, MIP or mortgage insurance premium is FHA).

He's willing to pay a premium if he can figure out a creative way to do this.I have alot of capital, so what if would lend him a hard money loan for the down payment or write up a contract that all future cash flow goes to me until the borrowed down amount is repaid.

There are loan products that allow you to buy under an LLC, but there is more of a premium on those. 

It's probably worth more as buildable lots... because a Golf Course is Business Income, and my guess is it's income is low to negative long term.You paid a premium to live in a (financially) exclusive "Golf Community" and now the core of it will be medium density and no more Golf Course.Those who paid the biggest premium most likley were those with homes right on the green--now they will be on the front lines (so to speak) with medium density (which might include Section-8 and other Governmental Assistance apartment buildings).Melinials (as a rule) do not value playing golf very much, and with the business income of the course being low--highest and best use...It's also probably going to effect your property values...Location, Location, Location.In short doing this seems to really shaft the Existing Homeowners, too bad your city government doesn't rezone it as a huge duck pond, dig it out and flood it.Even with the course closed there are carrying fees, such as taxes and insurance, so leaving it as a self owned green belt would be a shark bite for the owner.It's interesting that they don't want to zone the same as the existing doughnut of homes and want to go with Lower (to no) income group of people in the middle of the doughnut.From a return on investment it makes sense, but so might a stench producing rendering plant.If they zone to the existing doughnut of home the price loss on homeowners MIGHT be less.This seems to be the trend of the future...

Usually a little higher premium but worth it. 

Can’t answer that but what I can tell you is we have an LLC that pays my wifes healthcare premiums.

It also allows them to lock me into a price today, when in 2-3 years, the market could be much higher.It kind of looks like this:$1000.00 monthly rent    250.00 monthly premium on option= 1250.00/moin 2 years, they would have 6k toward the down payment (250.00 x 24 mos)They also pay their rental deposit and an option fee, the latter being a fee that allows them to activate the option.It looks like this:$1000.00 Rental Security Deposit  1500.00 Option FeeBoth of these would become part of the down payment if the renter/buyer refinances within the time allotted.