this is a direct relation to lack of inventory.. new construction on many markets is as robust as its ever been.. we have had spectacular years the last 3 years of course during covid was tough with supply chains but my 500k house I am now selling for 700k and my build cost have gone up by maybe 100k.. so record profits for us.. 

Let’s say you have 12 lots and if everything went perfect in the exchange you would recognize your $30,000 profit per lot across the board.  

. $20,000 profit after realtor commission.

Nevertheless, a facility is on the horizon and I have now started a non-profit with family to begin a secondary path.

If you live there 2 years or more before selling you will be exempt from tax on the 1st $250k in profit which is a nice bonus. 

After two years your only profit will be the education you gained. 

When you charge under market rent, the IRS deems that you do not have a profit motive and, therefore, disallows all rental expenses. 

Sounds like you found a profitable niche 

And I bought 3 other properties with a different deal structure, but also profitable. 

Many are buying properties, doing minimal renovations to keep their crews busy, and selling with small or zero profit margins.Cash buyers are a priority.