Are there any creative things that could be done to get to my goals or from your standpoint,  or is it pretty well a firm "not gonna fly" type scenario? 

I work on projects across multiple states and have a strong network of contractors.Regarding when to involve a contractor, if it’s someone you haven’t worked with before, I’d suggest waiting until after the inspection.

What is the current return you are getting and what are the projected returns or plans with it, etc?

Doing small projects not sure.

The construction project in question would be in West Philly, if that's helpful.

My dilemma has been that I've gotten a little behind on some revolving debt that selling this property now could eliminate in addition to giving me cash on hand to trade into some better value or start a new construction duplex project I've been wanting to start.

There are more factors than just the community (#beds, level of theming, location to the amenities, style of home (single family, townhome, condo) and others) But I would strongly advise to stay within some of the same communities you mentioned like Storey Lake, Windsor Hills, Championsgate and a few others if cash flow is your goal.

Based on how many people have moved here from other states (specifically California, Oregon, Washington, and then a few areas like NY/NJ) along with the amount of redevelopment projects and the chip factory that was put in - I think there will be further appreciation for the foreseeable future.Will Phoenix economy be depended on this chip factory?

Our goal is to identify a property and make an offer before the end of 1Q 2025.

Would love to connect and hear more about your journey and future goals—always great chatting with like-minded investors!