We’ve been doing this in Tampa for 20+ years and are known for very conservative, real-world ARVs and pricing.Happy to help if you want a second set of eyes from a team that focuses on accuracy, not hype.

I need to understand what is happening in the borrowers' lives if I can...particularly if there is delinquency involved.

A few additional things to consider given the minors as beneficiaries angle.First, any transaction involving property owned by minors typically requires court approval or a properly structured trust.

Great topic — ground-up projects can produce strong margins, but execution risk is where many investors get caught off guard.From the builder/developer side, the biggest challenges we consistently see are:1️⃣ Site Work UnknownsFill, compaction, drainage, and soil conditions can shift budgets quickly — especially in markets where lot conditions vary significantly.2️⃣ Utilities & Impact FeesWater/sewer access, well/septic requirements, and local impact fees are often underestimated during underwriting.3️⃣ Environmental FactorsProtected species, wetlands, and flood elevation requirements can affect both timelines and build costs.4️⃣ Permit TimelinesApproval periods — particularly when civil or environmental reviews are involved — can extend holding costs beyond initial projections.5️⃣ Builder Execution CapacityProject success often comes down to the operator’s systems, trade relationships, and cycle times — not just the numbers on paper.Because of these hurdles, we’re seeing more investors lean toward ready-to-build projects — where feasibility, plans, and permitting are already in progress or completed — as a way to reduce entitlement risk and shorten timelines.Ground-up can be extremely rewarding, but the upfront diligence and execution planning are what ultimately determine outcomes.Always happy to compare notes with other investors and builders working through similar projects.

This involves extensive dirt grading work and retaining walls (with railings sometimes) which together are very expensive.

Later, once someone actually looked at the details, they realized part of that loss could still offset their income because they were in that income range and actively involved.

Sometimes one extra set of eyes is all it takes to turn something intimidating into something manageable.

You pay more for the easy button.My best deals have not involved any realtors.If you're willingly do a little work and identify gems in the rough in great areas it will pay off with larger cash flows for many years to come.  

Local boots on the ground are non-negotiableOut-of-state owners fail in Detroit when they rely on:Remote PMs with no accountabilityOne-off contractorsYou need someone local who drives by, checks progress, and treats eyes-on as part of the system.5.

Of these deal they all involve creative strategies.