Rob, you posted while I was writing; I think you have a logical leg to stand on if and when anything may flare up, may not fly and you know that and you can keep working.

How did I get there, babysitting, shoveling snow, delivering newspapers, etc. 

Hanging in there and shoveling money into it only makes sense (sometimes) when there is a significant chance of appreciation.

But, it's a time-proven way of connecting idle capital with willing labor, for the benefit of both and if I can pull in $20,000/year or more from a $10,000 acre without picking up a shovel or dealing with late-paying tenants, I'll be happy. 

Second, the tenants did their own shoveling, lawn care and trash removal. 

Water meters, water risers, soil cutters, clay tile, sewer clean outs... all the tools you need to fix these issues- like pipe threaders, shovels etc... 3.

Also, when you spend the next 25K on plans and entitlements (before you have dug a shovelful of construction dirt) and you decide then you want to sell, you are probably not getting all of that 25K back in a sale price on the open market.  

So not a good shoveler. 

I'll have to pay someone to shovel and take care of the lawn too.  

They may also freak out when they realize how much mowing &/or snow shoveling is involved.