@Andrew Postell  It is a lien in my name that was carried over basically as a sub to to my mother years ago. 

Zoning is an important first set to to look at to make sure your vision is actually allowed on the land.

It doesn't take all that much to move a site from nowhere to to 3-5 pages of results, or even page 1 for some keywords.

Yes  buyers agents will make less , when you are hungry you will do what you need to to put food on the table .

A second position HELOC will typically only go up to to 80% LTV.

@Dylan Speer sell it, come up with the negative money balance, write the loss of on your taxes and move on with your life.You can sell it "subject to" to someone looking for a home with no money down and save on Agent commissions?

Due to to small location wouldn't necessarily bet on cap rate compression. 

Your only chance there is to speak to the owner directly to see if they can assign the mortgage or you can take over subject-to to avoid them getting the foreclosure on their record for 10 years. or just send a check to the bank for the balance due, I'm sure they wont mind this at all lol

Creatively is a must but we are hear to to help people understand the scope of what they are doing.

Also you need to ( to get the best deals ) be cash.