Step off the edges of the parking lot to see how big it is. 

So, yes, each new offering is an opportunity to move to 506(c), but for these established groups with established networks that are limited by good deal flow versus capital availability there is no need to change the process and compliance requirements needed with a 506(c) offering, since the entirety of their marketing and raise will be limited to existing investors and/or referrals.Again, for OPs purpose, it doesn't make finding them easier, admittedly, but to imply that 506(c) equates to better operators is not true in my experience.

It's an appreciation market for sure...just make sure you invest in established neighborhoods.

Additionally, what if I sell the extra lot to an owner occupant and rent out my units.  

I am well established and continue to grow but thought that may be an interesting avenue for capital.

We would eventually move into the second property and establish it as our primary residence (6-10 years from now).  

We need to establish SOPs that can universally applied regardless of how stable the residents' relationship seems at the time of move-in.

The end buyer is taking over the purchase contract that you have established with seller.

- Should I use my own capital up front or try to partner with an established land flipping business to fund the deals? 

After establishing this, the next most important aspect of this land would be its zoning and restrictive covenants.