Standalone brick and mortars like compass are the ones that are burning through money and taking it from the agent and customer it is very hard for compass to survive in those environment, as company like as big as amazon or apple move to hybrid work environment, the compass failed to grasp the spirit hence their transaction cost is so high.

I would have about $30k - $40k for a down payment, closing costs, and a few months of reserves. 

I am looking for a builder to partner with who will finance building costs (and get reasonable GC fees above cost for their efforts as well).

Obviously you will lose out on the compound effects in your TSP while the loan is out.

Some real estate investments grow a little slower and even though there is monthly rents collected, there is deferred maintenance costs and management requirements depending on what type of properties.

This seems unfeasible for rental investments due to the high cost of capital.

The cost of entry is low, and cash flow is high.Happy to connect to share more! 

This is just one of the many ideas I'd love to implement in this new build.I've talked to a fantastic builder in the area and the build from start to finish with the lot should cost about $450-500k.

Effective Deal.

All of that is independent of one-off maintenance costs - for example, trimming my palms costs $100 a couple of times per year.