In most neighborhoods, once you pass the “functional lot size” for that area, extra acreage has diminishing returns.In other words:A jump from 0.25 → 0.5 acres matters.A jump from 0.5 → 1.25 acres usually doesn’t move value much unless buyers specifically pay for land in that market.For flips, here’s how we underwrite it:Find the smallest comps in the batch.

Interesting Usually 90% of the stuff is 10% off online. 

I own a home - my primary residence- in Seattle and plan on developing the back portion into couple/several units.  I will be able to subdivide the lot - back units will be condominiumized.   I will either sell all th...

So I reached out to him and he was glad to help.After some discussions, he offered that he is willing to do the renovation all on cost, and that me and him would determine the extra fee to him for his job.

We tailor our approach to each owner, and we do have a few landlords who like M2M—usually because they’re planning to sell, renovate, or need short-term flexibility.Three main reasons shape our preference for annual leases:Stability for both sides — predictable income and fewer vacancy risks.Cleaner planning for maintenance, renewals, and turnovers when there’s a clear cycle.Peace of mind — consistent income helps both owners and us plan finances without surprise gaps.Where M2M becomes tricky is timing.

Over-improving too early can eat into your returns, especially if the extra $50k doesn’t directly boost rent or appraisal enough to justify it.

It usually only takes 12-14 days to close when I use them.

This usually means they are not direct to seller.

You can also offer the tenant first shot at buying, a cash-for-keys move-out if needed, or extra time to relocate. 

The way these lenders work usually is that there is a Loan Officer out front who on boards you and they are your "rep" for the loan, then that loan officer has a processor who will gather what is needed from you to complete the loan file for the Underwriting team which is a totally separate department and then they do their thing and then when it comes out the loan is voted on by the committee who has final say for approval.