Would you start by simply offering to pay a flat $250/month for 30 years to give them their $90K?

Do you wall-mounted electrical boxes for flat screen TVs?

@Wayne BraultI know some brokers offer a flat fee listing on the MLS.

Check out the website real estate express, you can probably get your license for under $200 and then link up with a cloud broker and pay a $500 flat fee on every deal you close.

Using some rough numbers, assuming the property is relatively flat, here are the costs for full development (at least in order of magnitude):Engineering: $65KGrading: $1.25M (stormwater ponds and road grading can get pricey)Roads: $1.25M ($1M per mile of roads - 1.25 miles estimated)Utilities: $200KLand: $400KAll in: $3.165MDeveloped properties: 25 acres (3 acres set aside for parks/paths/etc.) x 3 lots per acre = 75 lots.  75 lots x $50-65k per lot = $3.750M- 4.875M.  

The seller told you flat out he's not motivated to sell, he is "testing the market."

In a perfect world: (in no particular order): Square/rectangular shape, 1-story, open floor plan, lower pitched roof fully trussed, slab on grade monolithic foundation, 24 o.c framing everywhere, T1-11 plyw. siding, minimal windows, minimal doors, minimal trim, minimum code electrical/HVAC/plumbing, carpet everywhere, avoid tile, laminate countertops, Home Depot cabinets, basic fixtures and appliances, no fencing, no trees or old stumps, minimize landscaping, minimize driveways and walkways, forget pavers, cleared flat lot, no fill, utility hookups available in front of house and best case they are aleady tapped, inspectors are easy to work with and pass everything the 1st time, subs show up when they need to and actually care.

We are currently negotiating on three properties and will hopefully have a couple under contract soon.Also, I have to add...when I left their office to drive back to the airport, my rental car had a flat tire and without even hesitating, both Joel and Scott jumped in and changed my tire in record time (photo attached).

We would likely not offer benefits and pay a flat hourly wage. 

I own a two flat (purchased for $400K in 04/15) which was completely updated in 2013 in 60618 Chicago.