You should start creating a pitch deck with a financial analysis / summary and market study to share with people to get them excited about the project. 

I have never attempted to make a seller financing or any creative financing offer before so I am trying to get a starting point.Thank you!

Just starting to research how to invest w/ SDIRAs. 

Taking these two pieces of info will tell you how long you will take to get an offer, so if you go past that you should lower the price, and then the other action item would be to starting off lower than all the other properties if the condition is better than your condition.

My park is in Oklahoma, and I am wanting to start with metering the water individually any advice about best metering equipment for the money would be appreciated. 

The tax benefits refer to the tax deductions from mortgage interest and property tax.The returns mainly rely on appreciation, and the cash flow only improves in the last few years, also depending on securing the 5% refinance rate.I've learned a lot from this forum, but as I start to operate on my own, I'm still not completely confident.

or it’s better keep as is with small updates doneI'd start by speaking with an architect or local permit expediter, then someone at the City. 

Which i've started to message some with out any luck so far.  

Third, if they have $2bn of agreements (whatever that even means) why haven't they actually started building anything or even closed on the land.  

I set these base rates a year in advance, knowing that prices increase from Jan to Feb to Mar to April, and then decrease starting in May in the desert environment of Joshua Tree and Yucca Valley, CA.