We do internal audits on our exchanges. 

Look for a small/mid size local bank that specializes in this, they will detail what you need, survey, building permit, architectural plans and a builder contracted for starters.Or when you're ready to subdivide/redevelop you just sell to a builder and have them split the lots and transfer title to you for your smaller lot, he keeps the others and let him mess with the utilities and building. 

They have called and spoke to someone who then transfer them to someone else and they have left so many voicemails.

Legacy Title Agency is putting the top notch screen on these transfers for those investing in the city , however I will also share with you there are several title companies locally that the policies they issue aren't considered "good" by the big underwriters.  

Thanks for jumping into this @Jay Hinrichs- My CPA assures me that by retaining title (not transferring it to the partnership) I can enjoy cap gains on the land profits portion.- All the costs you list are in the $2M. 

I don't like family transfers unless they are a flat-out gift, but they can be advantageous.

The properties will be for sale to International buyers.

What a nightmare:1) Lack of transparency and inconsistencies in their internal policies so it is difficult to get proper help from their "Success" team when they give conflicting information.2) We are listed as a quiet retreat space as an alternative the raucous downtown Nashville scene.

How should I classify these transfers in our books?

Hi, I recommend for to explore credit funding to cover all expenses, I got 75k on a credit card with 0% interest I transferred from project to project until I got 3 and refinanced them.