I've had a couple of numbers respond, (about 5) but they always end with the seller going dark on me not replying to anything to send them.

I am trying to keep costs low, so we are just keeping it the natural oak color and hopefully it turns out beautiful!

We knew we wanted to do multifamily for the economies of scale and to grow as quickly as we could to escape the rat race.We also did a yellow letter campaign, sent about 60-80 letters and got around 30 calls, it was a great response rate. we used hand written letters and brightly colored envelops, they looked like an invitation.  

i appreciate all the responses, gotta thicken my skin a bit from the looks of it.

Again, other might feel differently here.b) Skin in the game: as a conservative investor, I understand that the dirty secret of industries that the waterfall compensation is in the line with me and incentivizes sponsors to take more risk.

Candidly, you're shooting in the dark here and now trying to negotiate a deal without brokerage and subsequently local market knowledge support.

I just looks so dark, like there isn't enough natural lighting.

Preferably not key lime lol I can say that because I have a triplex that’s about the same color . 

Ask them to send you prospects/comps that meet your criteria.Best way to find teammates is make sure they have skin in the game - this will make it a win/win.Now that you have your first property down keep moving forward.

You'll get the equity of your land as your "skin in the game" and could come out with a loan that covers 100% of your development costs.