Echoing Dave, your best bet is to approach people off-market; many owners of such land might not realize what they have.

You could bet on less established destinations but it's much more speculative.

Your best bet if you want to go there a lot is to either find one you can fractionalize with friends or find one just a little farther out, with less regulations, to buy and then short-term yourself.

So i would say your best bet is discover and make sure it graduates!

This may be your best bet as it lets you hold off on formation, but its important to make the title company and the lender aware ahead of time so they can update title and prepare the loan docs with the correct entity name.

I am confident I can get the deposit from them but at this point do I even want to?

From what I have read on the BP forums on this topic it seems as if your best bet of achieving this is going through a smaller bank and not your typical larger national banks.

Best bet is usually to find a title company that works with wholesalers as close to the subject property as possible.

@Hayden Kerns- thanks .....no guarantees on  either  property appreciation or inndex  fund returns .....I would  recommend a combination of both ....if you had to choose one or the  other to maximize growth over  a long term - the index  fund is likely  a better bet  ...this is also very ddependent  on location or the property - 

Your best bet to finding off-market properties is to do what wholesalers do, and annoy the hell out anyone with a decrepit property or needs money now like a FSBO.