Hey BP,I’m reviewing an infill lot in the Spartanburg SC area and wanted some local insight from builders or investors active in the Upstate.Basic details:• Sierra Rd area• ~7,350 sq ft• Public water/sewer at street• No HOA• Several new builds nearby in the $260k–$265k range• Needs clearing/gradingI posted the full breakdown in a Classifieds listing per BP rules, but I’d love to hear from anyone familiar with recent new-build activity in this pocket or who has experience building in this part of Spartanburg.Thanks for any feedback.

There is one just down the street from me, and the neighbors don't like it at all.

You have no control over neighboring property.This can vary street by street but the median household income in Avondale is about as low as anywhere in the country; so, that may take full time hands on management from a local investor with extensive experience in this class of property.

I have 830 FICO, but The only hard money lender that seems to work with lower downs and rates is Easy Street Capital. 

Quote from @Kimberly Porter: Has anyone had any experience with The Hard Money Co (also known as F Street Investments).

There was no difference between them when it came to letting children wander the streets.

The founders either had internal capital or had the ability to borrow the money from Wall Street or private equity to get rolling. 

Inexperienced operators are.A 30K to 70K house is not inherently unstable.What creates instability is an operator who• buys the wrong street• uses retail-level rehab assumptions• ignores the local payment culture• underwrites like a bank instead of an operator• or treats the price point like a shortcut instead of a disciplineWhen you know how to work in this range, the dynamics change completely.Payment consistency improves.Margins widen.Predictability goes up, not down.The price point is not the risk.The risk is not understanding the game being played at that price point.Most investors avoid moderate-price deals because they assume the volatility is baked in.What they miss is that the volatility often comes from the operator, not the asset.That is the part nobody talks about.And it is why the best opportunities are usually hiding in the places most people walk right past.

Think of Main Street USA.

Resale ExpectationsComps matter more street-by-street on infill.