Guessing you're desirous to turn your Pittsburg dirt into profits, I think you're on the right track though will suggest strongly that you yourself or someone very knowledgable that you can trust and manage babysits the process down to keys in hand, as I assure you, dealing with contractors and all entities along the developer's path takes an entirely whole new layer of skin and nerve.

There rates and points are reasonable and they're what I would call a common sense lender I believe with new clients you're looking at about 12% + 2 - 3 points.

Be very careful. depositing "client funds," is delicate.

The house has strong bones but is distressed to the point it will not qualify for most financing (FHA, USDA).

Oren K.This is really no different than the instance in other businesses where a client does not pay, or short pays, an invoice.  

I strongly believe the costs will be a positive over the long haul. 

It's all about how much you can strong arm the land cost.

Are there off the shelf products that are very strong and can suck the order?

Most states do not allow you to play both parts with the same client. 

I can handle all of his questions in regards to Brockton, Fall River, Worcester and Springfield although I would strongly recomend he stay away from Springfield as it is truly depressed.