I have an option in a 35 acre parcel that I am flipping to one of the major regionals here and its part of a 700 lot project the off sites are about 25 million.

As you are living in the US and might this virtual LLC office work, it could be an interesting option. 

Are there other creative options I haven’t considered?

Shortly after the crash my tenants learned that condo developers were renting out luxury apartments in the area for around the same rents I was charging so I was forced to lower rents. 1200/apt 2 1050/apt3. 

., with lower leverage and less cash flow on a property.

I may not even go the partnership route but I am interested in just learning about all the options I have. 

.), so I'm seeing what other options there may be. 

Maybe selling is the best option stop the bleeding and do something that is more risk adverse. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

The best option would likely be a construction loan, which can cover both the purchase of the land and the build.