Overall, learn and run your comps, learn school district lines, learn finance cost, learn construction cost as best as you can (you’ll never know this until you do a few projects of your own) and just be truthful.

My partner is a construction specialist and a broker. 

We've flipped one house, BRRRR-ed a multifamily and we own a construction company.)

Fortunately,   things are in good enough shape I can wait a few years for the current construction boom to slow down. 

I would think the two main things to worry about would be building inspector and the inspections when you get ready to sell. 

I’m in the Army and love to do construction, so it took 7 months.

Hello my name is Sean, I own New found construction LLC .. we work all of New England and also do fix and flips with investors and private, if you have any questions feel free to message me maybe I can help you out

This is a tool that is used to quickly analyze profitable deals just like the one you have described.Keep in mind; A large majority of lenders are hesitant, or will not, lend money on land, let alone construction costs associated with a "tiny" home.If you were considering using a VA loan (based on your profile picture) forget it. 

If there's construction management, that person takes 10% of costs for that. 

I will have the inspector look closely at the plumbing and toilets..