They dont want an application , once I tell them THEY are responsible for cutting the grass , leaves , and snow shoveling    ( one property is almost a full acre covered with oak trees , BIG ones)   The other 2 are a bit over 1/2 acre .  

In my area , you would have a minimum of 1 year from the time you bought the land until you could stick a shovel in the ground .

I started shoveling my driveway at 7 this morning.

I would be cautious buying near the water, I believe you will have to get flood insurance and overall home insurance may be difficult to buy and/or really expensive in FL.  

. - save money, with side jobs (mowing, snow shoveling, other) - use wholesale money?

The lawyer advised that he sues small family owners personally as a matter of course and request to deny liability of owners are also normally denied as a matter of course, It was explained that as a property owner, failure to shovel snow for instance, both I and the LLC will be sued.

They come after YOU also for failure to shovel, not the LLC. 

Use your valuable time finding good deals, not doing pick and shovel work.

We will see these more frequently on variable rate debt with near term maturity datesOf course this will put the initial investors behind the new debt on the capital stack but it’s really just adding more buckets to shovel water out of a sinking boat.

If its a total gut, that changes things...but if it's bought right...Rehabbing will likely be your best bet. new builds set the price premium in every zip code I've ever studied. in addition new builds don't take 9 months. we just built a house in 60 days. we wait till permits are approved and shovel ready, investors buy land cash, entitle, contracts, negotiate with financing, place financing when we are ready and break ground. but we build the same over and over and don't go outside our Floorplans