@Irving Garcia, I also live in San Diego and love to brainstorm and seek opportunity for a ground up new construction, which is fiercely competitive now days and challenging with an uptick in material cost and scarcity, but a firm believer of old saying “there is way when there is a Will”,,,, I knew of an opportunity in Old Del Mar, just the beginning of the year, that a house with 1,100 SF’ building on an approximately 9,000 SF’ land sold for $2.375m that after demolishing the building could build up to 4,000 SF’ and and potentially sell for $1800 per SF,, although very lengthy and challenging project going through city and coastal permits but at the end leaves respectable margins!

This can be tough when starting out as there are a lot of people out there that just want to be on an investment opportunity feed but have no real intention of every buying.

You are right working with banks can be tough but ultimately what you will sacrifice by not dealing with the "red tape" will be rates and points.

If you are only trying to do it with apartments, you will likely be hard-pressed to find a complex that will allow it.This works best when the market has an abundance of units and sellers have a tough time finding good tenants.

I'm open to SFH and multifamily, but in the middle Tennessee market for multifamily, it is tough to find anything even remotely close to a deal.

It is a tough market all around. 

The other primary goal though is to meet the material participation requirement to use the bonus depreciation to offset the losses against my active income.

We are in the process of purchasing all the materials needed for this flip (construction to begin July 1) -- we will put in a box truck and will have available to the contractor so we are not keeping him from hitting his timelines.

If more than 150k, go to #2   2) If you qualify as real estate professional and you meet the material participation requirement.

Is it unreasonable to ask for a materials and labor breakdown when asking for quotes?