Hello Cory, thank you for your input, I appreciate this from a seasoned investor and one who has boots on the ground.

And then it becomes speed and efficiency... get a few going and close them every 90 to 120 days  that's our goal ( which we hit sometimes sometimes not) But if my ground partner can be working on 4 or 5 all in the pipeline and we have a closing monthly ( which is our goal) they can make 10 to 15k  month and when we hit a good one more...

I'd consult an attorney first, however, since what you are talking about providing free of charge is something that will be used to construct something on the ground.

Dogs like to keep their nose to the ground and once they get a whiff of that spicy mix, they won't ever come near that yard again. 

Sure you can have "boots" on the ground view for you but are you going to pay them?

They also value that the process is turn key from start to finish, will knowledgeable boots on the ground.  

The upside to associations is that you will be able to leave the property and know that there is someone managing the grounds outdoor maintenance etc. 

I board up or brick in fireplaces and tampering with this would be grounds for eviction.

On this site you will get investors that have Rockstar realties 5 states away, and realtors themselves.Do yourself a favor and get your boots on the ground, meet some locals, and get references.

Alternately, it will greatly improve your negotiating position if you elect to partner with a builder / developer in the area to  actually bring the project out of the ground together.