Quote from @Marie Mcfarlin: @Jay Hinrichs funny you mentioned New Western, I spotted a deal with them and the agent immediately wanted me to send earnest without any contract or anything.

As mentioned above.

@Sharon Israel - Since you mentioned "community" as one of your key desires, I would recommend you check out Jack and Gino's community for multifamily investors.

As Remington mentioned above, I would be cautious while wholesaling since so many wholesalers try to go around without disclosures and simple contracts.

You mentioned a creek, so finding a few flat/clear-ish areas with a nice view of the creek could be all you need.  

AAA The first step like others have mentioned is the zoning board and an architect. 

You mention that "Huntington is valuing it way lower...".

And then you have to take steps to keep them from being pierced like @peter mentions?

You mention using the funds as a down-payment on a property. 

Your "buy in" funds could potentially be used for improvements to the other properties you mentioned, without triggering a taxable event.