Options for tiny house community development

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Hello Biggerpockets! 

We're quickly approaching the holiday season! I hope everyone's ready!

I'm looking for suggestions on navigating the off-market, seller financed world. I've been working on a tiny house community development for nearly 2 years now. I've gotten a seed investor and potentially working with a REIT for more capital. Does anyone have experience in nailing down potential owners who dont know they want to sell their land (yet)?

Ideally, I'm looking for 4 - 20 acres that could be easily rezoned to a Planned Unit Development (PUD), with utility services available and within 30 minutes of Denver.

I've looked at Reonomy, who supposedly specializes in "off-market" deals, but they're crazy expensive and their results are seemingly random pieces of property that may or may not already have stuff on it.

Thoughts?