If you break even, count that as a success as you'll likely learn a ton (aka education) as well.

You'll also get a good relationship with your customers, so depending on where you live, you could do seasonal up-sells: rake leaves, shovel snow, put up Christmas lights, mow lawn, etc.

Worst-case, I think it would at least break even as a long-term rental.Has anyone here built their own new construction home under similar circumstances?

Appreciate any and all perspectives, let’s break this down together. 

-If this makes or breaks the deal, it's not a good deal.

I’m sure many investors here—especially those looking to break into cash-flowing commercial properties in Georgia—will benefit greatly from your insights.

A good stress test is to underwrite as if you had to rent the property long-term—would it still cash flow or at least break even?

So purchasing a traditional turnkey property in NJ you may be at a break even day 1 but year over year with significant rental demand and increases in rent a break even property has potential of turning into a cash cow.

Ask about their terms, seasoning requirements, and how quickly they can close.Data/Deal Analysis: Stick to simple rules at first (70% ARV rule, rent-to-price ratio, etc.) so you don’t get stuck in analysis paralysis.Partnerships: Make sure roles and expectations are crystal clear with your partners before money gets involved.If you’d like, I can share a few resources that break down the first BRRRR step-by-step so you and your partners can hit the ground running.

Maybe that will be the "break through" you need, and what has been holding you back, especially if you're new and don't clearly understand financing.