If I find 10 articles from reputable sources telling me that a particular market is awesome but I've talked to 5-10 professional (and successful (which is key)) investors who tell me they've had bad experiences there or that reality doesn't match the written data, I'm going to listen to those investors all day long.I'm also a lot more apt to listen to people who aren't tied to any one market themselves.

Can you at least match my record: $13,750.

They stand in the middle and match the investor with the land and pass through whatever discount to market there might be but they charge a fee that covers finding the land, finding an architect, builder, property manager, banks for the construction financing and permanent financing.

I'm looking to buy more, however it seems that every type of lender wants the investor to put some type of down payment (and rightfully so, of course).But I will soon be to the point where I am unable to put down 25% without putting myself at a liquidity risk.A few notes on what I've found:-Hard Money lenders seem geared perfectly for flips but not for long term rentals.

perfect cause i will have alot of questions. thanks again @Karen Margrave

One, you can look for properties that match their specific criteria instead of hoping one of your buyers wants the deal you've found.

Isn't this a perfect situation for "constructive" eviction?

Everyone here answered the question perfectly.

The bigger banks will want a track record of successful rental income on the property before they will let you use it as collateral; the perfect catch 22 for someone looking to get started.

There is no right time or perfect time to invest.