My business partner and I are getting ready to go after a few 300 to 500 acre tracts of land to develop some into SFR and just do the entitlement on some to flip.I've used private lenders in the past many times but on smaller deals and it's always been people I knew well.We are putting together a Power Point to email a few high net worth individuals my business partner and I know and  planning to ask for a phone call as a response.

It’s when ( you) partner with (1) investor and complete deal- Usually latching onto the Dispositions side of the spectrum. 1) Wholesaler Gets property under contract tract with motivated Sellers 2) Ensure due diligence and makes sure the numbers work.  3) Then Partners with another investor who gains equitable interest of the property and lines the deal up with a prospective buyer - 4)Secures buyer then reassigns back to wholesaler for a $2000 to $3000 fee-5) Wholesaler now has equitable interest back and a buyer ready to close- Buyer closes and wholesaler gets their assignment fee LESS exit fee of either $2000 - $3000 to partner who provided buyer.  

Considering California is a tract housing heavy environment, their margin of error should be much lower, but even today I comped a house that was more than $100K difference in actual value than what Zillow claimed.

Most newer homes are tract homes so there should be something to compare it to unless it's an older home or a custom home.  

The court shall order each parcel to be sold pursuant to Chapter 5723. of the Revised Code, without appraisal, for not less than the lesser of the following:(1) The fair market value of the parcel, as determined by the county auditor and as specified in the delinquent vacant land tax certificate or master list of delinquent vacant tracts, plus the costs incurred in the foreclosure and forfeiture proceeding;(2) The total amount of the finding entered by the court, including all taxes, assessments, charges, penalties, and interest payable subsequent to the delivery to the county prosecuting attorney of the delinquent vacant land tax certificate or master list of delinquent vacant tracts and prior to the transfer of the deed of the parcel to the purchaser following confirmation of sale, plus the costs incurred in the foreclosure and forfeiture proceeding.

Around half of our sales come from land sales and there are still large tracts around which could be developed as the market in our area heats up.  

Around half of our sales come from land sales and there are still large tracts around which could be developed as the market in our area heats up.

One of the 40 acre tracts generates about 5000/year in rent revenue.

Then find a farmer with a tract of land that he would take 200K down and finance the rest giving him a lease back while development heads that way.4.

After a Dave Ramsey "moment" I have found myself debt free, 39 years old, in a rental (as I haven't fount the right deal on the home and property I want to own) since selling my last home.I'm in an area that has EXPLODED in value due to recent oil field activity and a shortage of homes for sale, much less for rent.My initial thought was to continue looking for that 50 - 100 acre property to build a home on so that I can leave my kids that "legacy" that many of us in Texas dream of.My thought process has changed as I can't afford it in this area and school district anymore.I'm considering buying 10-15 unrestricted acres and buying a mid sized mobile home to live in for 2 years while continuing to save for that bigger property and modest country home to live in.I'm watching single wides on 1 acre rent for $1500 per month in this area and double wides rent for $2,000 + while larger stick built homes rent for $4,000-$5,000 per month as the oil field workers will "split" a 4 bedroom home at $1,000 per month each without batting an eye.My thought is to buy this property, put the double wide on it, live in it for a couple of years while adding a single wide rental or 2 per year in the process.This oil activity (The Eagle Ford Shale) is expected to be a "20 year play".I can pay cash for the property, as a conventional mortgage would likely prevent me from "splitting" the property into 1/2 -1 acre tracts with mobile homes if I wanted to.My thought is that if I can buy this property at $10,000 an acre, put a used yet remodeled double wide on it for $60,000 - $70,000 to live in temporarily while adding a few $25,000 (after utilities, septic, pads and driveways) single wides that would rent for even $1200 per month I could fund and cash flow my goal of that 50-100 acre "home stead".Have I lost my mind?