I think @Dawn Brenengen is on the right tract.  

I'm looking at a 50 acre tract that I'd like to sub-divide into 5-10 acre home sites.

It's not that unusual to have large tracts of land sell in northern Maine, so there should be comps.

Around here the low end burbs (cheap tract housing and marginal schools) have become the urban core of old.

The small orphan tracts are exactly that.

I can't see those suburb tract homes being bought by younger buyers.

I have an opportunity as a vet to purchase raw land from the Texas VLB before the tracts are offered to the general public.

We have a tract of land in a very good location that already has the street built.

I found this deal from a fellow BP member and after running into dead ends with my local lenders, I was able to secure financing from another BP member I met in the forums.Since closing on the 4 Plex, I'm under contract to purchase a duplex as a buy and hold as well as a SFR foreclosure I plan to BRRR using a hard money lender I met here on BP.On tract to add 7 units and $5,300/m in potental gross rent since getting involved with Bigger Pockets in August....Thank You!

As low as 3.5% on FHA, or perhaps 5% on conventional depending on the area/census tract....but 5% is very common for most buyers in your shoes.