Guys check this out! My first road is officially approved by the county! What happens from here is we'll get recorded and get 5 official lots with legal addresses, and then I can begin building new homes. I'll start with the front two lots that are already cleared and relatively flat, so they're the easiest to build on. Once those two are done, I'll take down the next 2, and then finally the 5th one. I'm going 2 at a time for a few reasons. Mainly because I don't want to be competing with myself on the sale of the home, but also proceeding with caution. I have a few other builds going right now and don't want to spread myself too thin while also taking on too much debt, so I'm comfortable with just doing 2 at a time. I'll list the other 3 lots and if I can sell them for a premium, great, but if not I'll have build ready lots on standby which is always a good problem to have! We did a breakdown of the numbers on a recent Q&A, but I'll make a specific video for this soon as well!

Earlier this week I closed on one of my Statesville NC Deals. I used the Clayton Ultra Flex 28x52 and love that series. Here are the full numbers on this one. Lot cost: $27,000 Home + setup: ~$143,000 Financing fees: $15,000 Total all in: $185,000 Sale price: $219,000 Buyer credits: $8,500 Commission (5.5%): $12,045 Net profit: ~$13,455 Thin deal. About 7% margin. We hit a 2 month weather delay that paused all production. By the time we got through it, the market had shifted and we had 90 days left on our private note. That doesn't give you a lot of options. We didn't have time to sit at market value and wait for the right buyer. We needed to list at a sell now price and move on. That's the reality of using private money. The clock is always running. When delays stack up and eat into your timeline, it puts pressure on your exit whether you're ready or not. A few things I'd do differently. Build more buffer into your timeline when you're using a private note. Weather delays happen. Inspections take longer than expected. Municipalities move slow. If your note only has 6 months and anything goes sideways, you're going to feel it on the back end exactly like we did here. The deal still closed. We still made money. And we keep moving forward. That's the business. Not every deal is a home run and that's okay. The ones that sting a little are the ones that make you sharper. Any questions on how I structured this or how I think about private money timelines, drop them below.

Who draws out the site plan? Me?

Happy Monday! What is everyone working on this week? Anything you need help with? Two big wins today 1. 1. Signed off of the new plat map for two modular builds. Been working on these since February but in a small rural town, things move a little slower! Finally got the greenlight to sign and submit to the county. Septic and well permits are on track for early June, and then it's time to get the two modular homes ordered and start building! I'll share a lot of updates on this, I know there's a few folks in here wanting to learn about Modular. These will be my first two mods so I want to make sure I get through my own personal projects and then I can start helping others! 1. 2. My Oxford NC project is moving along. HVAC is installed, electrical and plumbing all being done today and tomorrow. Septic end of this week. Once we pass inspections for the trades, brick skirting will follow. This deal got off to a great start, then we drilled the well and immediately went over budget. We expected water at 250ft, didn't get water til 460 ft. In addition to the added drilling and labor, we also need a stronger pump which I found out today about. So all in, we'll be about $8-9K over budget on the well. Unfortunately with a well, you don't know until you start drilling! 2. It hurts, but the deal still works. Now the name of the game is simply speed, getting this done as quickly as possible and get it listed for the summer market! Side win- mailbox kiosk, street sign and stop sign should all be delivered and installed this week at my subdivision! Will continue to update on the mods, Oxford lot and my subdivision!

Hello Everyone! I've been pleasantly surprised by this community — you all are genuinely open and helpful, and I'm already learning just by being here. Sean, thank you for building something like this. My background is in tech and Agile project management, and I've been investing in land over the past year with flips across VA, TN, GA, and NC. I'm now looking to expand into development and other niches. My superpower is managing complex, moving-parts projects — and I bring that to every deal I'm involved in. I'm open to collaboration in a few ways: if you need a systems thinker to help execute, let's talk. And if you're a capital partner looking for well-managed deals, I'd love to connect on that too. Looking forward to growing with everyone here!