Builders are "waiting" for lumber to come down and existing homes are costing more to frame. 

I'm a former builder/current realtor - my husband and I are now putting energy into diversifying our retirement portfolio, so we decided to invest in real estate.

And why are you not doing it as an owner builder?

Commercial builder h.

I’m going to close on new construction, where I know that title is clear and I know builder and seller personally at some extents.

My dad is a home builder, so he will build me a duplex for about 20%-30% cheaper then the selling cost.

I was hoping someone who can recommend a builder for cabins, custom homes in Gatlinburg/Pigeon Forge? 

One of the biggest issues i think is that this is a new build and the builder is still building around the neighborhood.

Get 5 single guys living in a house, no one cleans, no one takes care of the yard, no one wants to pay for watering the yard....they'll get foundation issues...they'll get to where the owners won't want to maintain or clean them up....and they'll sell at year 2000 prices.There were also issues with new builds, long waiting lists, not signing contracts, labor and supply constraints...and that backlog seems to have evaporated.....builders begging for business now. 

Otherwise you’re going to look in to re-zoning  for homes and a mid size home builder (assuming utilities are in the street) or if it’s allowed recreational use as is (hunting, motocross) maybe you could find a conservation non-profit.