Eventually you'll start developing relationships with people in the market that will bring you off market deals, but they have to believe that you can close the deal.

I am a developer in the Treasure Coast. 

I'm curious if anyone here has invested in Thom Garlock's Teton Land Development projects?

You can still find properties in the $120–180K range (sometimes right around your $100K mark if you catch the right deal) that hit the 1% rule and cash flow, plus appreciation has been strong because of all the development happening.

I’ve worked across multiple sectors of real estate, lending, and business development, helping new and experienced investors structure deals, build portfolios, and scale their real estate strategies.

(That’s part of why we’re digging deeper before moving forward.)I’d love to hear from investors, developers, and BTR operators:Do you think a modern modular community like this would lease well?

This will help our developers see what's exactly happening. 

If you feel strongly about going straight into re-sale strategy real estate you're better off being a capital partner to experienced developers who will give you an inside look at the process and use that time to learn the ins and outs while generating a return.

It’s still one of the few major metros where you can pick up properties in the $120–180K range that hit the 1% rule and cash flow from day one, plus the appreciation potential has been really strong because of all the development happening.

When it comes to structuring a deal, most developers focus on the capital gap — but lenders focus on readiness.Over the last few years, I’ve noticed that deals move faster (and get better terms) when the borrower has a clean due diligence stack ready before approaching mezzanine or bridge lenders.Here’s a quick checklist we use internally before structuring mezzanine capital between $1M–$100M+ :✅ Updated project financials✅ Detailed pro forma with realistic DSCR assumptions✅ Rent roll or trailing 12-month P&L✅ Capital stack breakdown showing senior + subordinate layers✅ Clear exit or refinance planHaving these ready builds lender confidence and speeds up funding timelines.💡 Curious — for those of you who’ve raised mezzanine or bridge capital recently:What’s one document or metric lenders focused on the most during your due diligence?