I'm 25k out of pocket for permits and clearing.I bet the pre-permitted 10 contiguous lots on the river would appraise for at least 150k.Am i being overly optimistic?

PG's are worthless those that have PGs that are worth anything dont need gap funding they have the cash.this is a play for folks you know well .. not for internet facebook BP etc.. people that do this do it because they know you like you trust you and think your a good operator.Public has to many other choices that are much safer bet.. its not always about ROI with those with money..

If you have deep pockets, I think Austin will eventually reward you, but if you are a newbie in real estate looking to cash flow positive day one or shortly thereafter, Austin is probably not your best bet in TEXAS.  

As a rental, tenants will likely prioritize the location over minor inconveniences.Your strategy of betting on appreciation and eventually pulling equity makes a lot of sense in this market.

If I were a betting man the company is folding up and this dutch character is out there doing the guru circuit as only source of $ and idiots will pay for training from someone like this.  

Liquidating the property is by far your best bet. 

It isn't impossible but as @Jimmy Lieu mentioned, there is a steep learning curve.Depending on your liquidity, out-of-state buy & hold rentals could be your best bet if NYC investing is out of the picture.

The Midwest is probably your best bet for a number of reasons.

The re-vitalization of Flagler st by Moishe Mana, the big bets billionaire Ken Griffin is making on this city, brightline train, the Beckham soccer stadium will be ready for N America World cup 2026, the double decker hwy $840M Signature bridge connecting downtown miami and miami beach and the 30 acre park underneath it. 

Ayer, Billerica, Hudson, Maynard - those are going to be your best bet for cash flow in Middlesex County.