Some investors buy land in cash or with short-term financing, then refinance it later when they’re ready to build.Lastly, don’t underestimate the power of networking.

We are talking high risk to the 4th+ power. 

Separate HVAC systems are a good idea too—makes things easier for tenants and utility billing.I’d also recommend talking to a contractor or local utility company about what’s needed for separate power meters and mailboxes.

Like I brokered a 22  lot development of duplex's for a builder and just charged him 30k flat fee per sale.. they sold for 225k each back in 05 when I did this and I sold them all in one weekend at a big event i paid for in San Jose CA.. all to CA investors it was my fly and buy program I did in those days..

I would at least start there and good timing to figure out a plan with spring slowly approaching and our busier sales season in WI.  

I guess my problem with being too up front about seeing their place is that I don't feel like I'm in a position of power right now to decline people since it's hard enough to find people that I want to even get to that point in the application process in the first place, but I have to snap out of that mindset and have to instead come from a place where I make them believe that I have a lot of other applicants and that it's my standard policy and it's something they'll have to go through if they want my place.....ESPECIALLY if I decide to only take 1st & security from them rather than 1st/last/security.Thanks again!

These guys are the real deal especially Lee Arnold yes he is a sales guy but the dude has been doing real estate since '96 he knows what he is talking about.

I currently own a few properties here in Bryan-College Station, I have a full time sales job so try to stay as passive as possible. 

Understand your area some; how is inventory, how is DOM, what is sale to list price?

Use Loopnet and look for the oldest nastiest piece of land or lot for sale.