It feels like time and time again, the biggest challenge in the BRRRR strategy is finding a reliable, consistent General Contractor to do the rehab jobs.

Quote from @Israel LoBue: Getting more active again on BiggerPockets and curious what others are seeing in the Nashville market.From my seat, deals that actually close here tend to win on clarity, not hype.For those active in Middle TN, what’s the biggest friction point you’re seeing right now between buyers and wholesalers? 

Great topic — ground-up projects can produce strong margins, but execution risk is where many investors get caught off guard.From the builder/developer side, the biggest challenges we consistently see are:1️⃣ Site Work UnknownsFill, compaction, drainage, and soil conditions can shift budgets quickly — especially in markets where lot conditions vary significantly.2️⃣ Utilities & Impact FeesWater/sewer access, well/septic requirements, and local impact fees are often underestimated during underwriting.3️⃣ Environmental FactorsProtected species, wetlands, and flood elevation requirements can affect both timelines and build costs.4️⃣ Permit TimelinesApproval periods — particularly when civil or environmental reviews are involved — can extend holding costs beyond initial projections.5️⃣ Builder Execution CapacityProject success often comes down to the operator’s systems, trade relationships, and cycle times — not just the numbers on paper.Because of these hurdles, we’re seeing more investors lean toward ready-to-build projects — where feasibility, plans, and permitting are already in progress or completed — as a way to reduce entitlement risk and shorten timelines.Ground-up can be extremely rewarding, but the upfront diligence and execution planning are what ultimately determine outcomes.Always happy to compare notes with other investors and builders working through similar projects.

Aside from rehab overruns, what was the biggest non-construction lesson from your last flip?

I wouldn't say that is the biggest drawback but definitely one of them. 

generally I'd say my biggest hangup is me and my constant internal battle between people pleasing, what is important, and what is urgent.

The biggest item to follow is you need to use a qualified intermediary to facilitate the deal.

From what I have seen and lived through, speed usually has the biggest impact on profit.

We've held down W-2 or 1099 jobs throughout, which has not been easy.I think we're now in a position to scale into a professional business, doing this full-time and looking at adjacent options.The biggest lessons for us:-I've been very careful to follow the market and identify properties at a good price, often a price that works for us even if it may not work for others.

finding deals is my biggest concern!