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The risk increases due to his inexperience. Costs blow out, bank won't even lend to you because you don't have experience. It's a massive hurdle

Yeah I think this is true. The real test of a property developer is whether they can hold - if you can't hold - you will end up in trouble really quickly

I would focus on buying a property that is good as it stands, without development potential. If you're so green with property investing I wouldn't even consider developing because you will get outsmarted and ripped-off by builders.