I am starting up a small group for investors to analyze and discuss properties with the intention of developing our property analysis skills together.

I can tell you this, if everything is perfect - all syndicate partners have great credit, you have plenty of reserves, relevant experience, a solid business plan and financials, and Feasibility and Environmental Studies completed in the area you are looking to purchase or develop, all with at least 1 US citizen sponsorship... you may be able to get close to 4%... maybe. 

Builders, developers, land investors please chime in!

They can often spot problems that may not be that obvious to you, especially in the beginning.4) Always have backup team members in case one becomes unavailable for whatever reason.Having developed my own local resources in the past, I have learned to have backup for every team member, especially the contractors so if they become unavailable in the middle of your project for any reason, you are not stuck in limbo.

Such as, clever things that you've learned to save time, extract lead nuggets out of half a million old emails, best mail merge techniques (which Thunderbird might do, we'll see) etc.

When this happens, instead of continuing down this path of frustration and waiting for things to change, try these techniques for dealing with non-performing GC’s and subs: First, make sure there is no miscommunication on your end.

Companies such as Apple & Google are moving in, developments are breaking ground and expanding their footprint creating new opportunities & investors from all areas of the US are starting to fix & flip.

I would take action and start developing your core four (agent, lender, pm, contractor).

ya seems to me that this all gets fixed with go to old forum button I was looking for that.. then keep this new one that the developers dreamed and like.. and see which one gets the most traffic over the course of some time then management/owners can make a decision . for now I will only post if I get mentioned or on my thread that i started since i get notices.. 

Your progress and development will come