What usually matters most is the timing, the builder’s situation, and the agent’s willingness to push.Here’s what I’d look for:Track record with new buildsAsk the agent how many new construction deals they’ve done in the past year and in which neighborhoods.A good one will rattle off recent closings, average discounts, and which builders were flexible.Builder relationshipsSome agents know which builders offer incentives (closing costs, upgrades, price cuts) because they work with them often.They’ll know if a builder has inventory sitting and is motivated to move it.Timing of the purchaseEnd of the quarter or fiscal year = builders are more likely to cut deals to hit sales numbers.Homes already finished and sitting = best discounts because carrying costs hurt the builder.How to spot a strong negotiatorThey’ll talk about strategy—not just “I’ll ask for a discount.”

Some options to consider:Local property management companies – Even if you're not using them for full management, some offer à la carte inspections.Third-party inspection services – Companies like zInspector or RentCheck let you coordinate remote or in-person inspections with detailed reports.Handyman or maintenance tech – If you have a trusted handyman, having them do a quarterly walkthrough (checking for leaks, wear and tear, filter changes, etc.) can be very effective and affordable.Whichever route you choose, having regular eyes on the property can really help catch issues before they become expensive problems.

If I raise money, AND co-sign a loan, and have a quarterly GP meeting and property tour, is that active enough?  

.• Routine 2×/year, drive-by quarterly.Options: annual/semi-annual • drive-by quarterly/semi-annualOnboarding & Reserve• Full property onboarding.• $400 maintenance reserve per unit (trust account; no monthly “emergency fee”).Options: $300/$400/$500I want no hidden fees and clear, regular updates.

Brazoz Real Estate Investors Club (BRIC) - they meet up quarterly with a large group of investors, lenders, contractors, wholesalers and more.

Normally the buyer would have to foot these costs, but this will put most buyers off investing a quarter mile in road, electric, fiber optics before even building.Met with the County manager to go over entrances. 

Second, I do a quarterly rental analysis for our area (Cape Coral, Fort Myers, Port Charlotte, Lehigh Acres, Bonita Springs and Naples) and a lot of our new clients really liked the video which is in our blog area of our website.It depends on which type of property you are investing in as to how long the rents will keep sliding. 

Run the numbers and you’ll see that the P/HML will take roughly one-quarter to one-third of the profit in a sensibly originated deal.

Originally it was only going to take a year after investing 3 years ago, but the excuses just kept building Quarter after Quarter with Covid Covid Covid, construction costs, interest rates, and then their Facebook Ads not working. 

My best average was managing 184 properties in 7hrs a week, measured over a quarter.