This deal👇💰 $195k projected profit🏠 Buy a 3,000 sq ft home📉 Make nearly $200k while living in it💵 And it takes under $100k cash from youLive there.

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.

Even at a slightly higher cost, it allows the next project to start without waiting on retail absorption.2.

The biggest impact to having a project run on time is picking the right contractor.

Some project-related pictures from the last few months:

I’m looking for tools or data sources that project insurance costs over time and climate-related risk (areas that may require flood insurance in the future or see outsized premium increases, etc)I know I can get current insurance quotes, but I want to understand historical trends and forward-looking projections so I can better assess hold periods and identify markets to avoid based on rising premiums or climate changes.

If you are, then yes there are lenders that would use ARV, giving the deal credit for the land equity as long as the seller subordinates.  10k is a little light if it is your first construction project, lenders generally lower the ratios based on experience.  

Rehab surprises get a lot of attention, but financing timelines can impact flips just as much.For active flippers, what has caused the biggest delays in your projects — and how did you adjust?

I'm interested in purchasing a multi-building (under 25 unit) project from a seller. 

Is it important to try and project insurance cost in the next 5-10 years and factor in potential climate risks in the area?