Looking for Need Co-Living New Construction Builder

[David G.]

Hey BP community — looking for some intel on co-living new construction builders in Jacksonville FL, Houston TX, or other high-demand co-living markets.

I’m trying to build a co-living duplex or triplex (PadSplit-ready, ensuite rooms) in B/C class neighborhoods. I’ve been researching three builders in this space and running into red flags with all three:

1. SHRCASA Homes (Jacksonville) — brand new LLC, less than a year in business, no escrow on buyer deposits, no contractor’s bond, and a PSA with some s dangerous terms. Cant do it.

2. Flight Builders (Jacksonville) — legitimate builder with a real track record, but they will only build in ghetto D and F grade zip codes.

3. Passive Investor Network — PadSplit-endorsed, but their sales rep also told me they won’t send any deal information until I put down a deposit. That’s a hard no.

What I’m looking for is a GC or builder who:

∙ Is licensed and bonded

∙ Uses proper escrow for buyer deposits

∙ Has a real track record building a co-living product

∙ Operates in any high-demand PadSplit market — Jacksonville FL, Houston TX, Atlanta GA, Charlotte NC, Dallas TX, Columbus OH, or similar landlord-friendly metros

Has anyone worked with a builder who fits this profile? Ideally someone who builds investor-spec co-living or multifamily and understands PadSplit room layout requirements — ensuite bathrooms, egress windows, etc…

Also open to hearing from anyone who has gone the route of hiring a traditional multifamily GC and bringing their own PadSplit spec sheet to the table rather than using a co-living specialist.

Any leads, referrals, or cautionary tales appreciated. DMs welcome.