Rentometer is fair as an aggregate, but often misreads the market in high rental areas or very suburban markets where there aren't a ton of rental options.You should be able to be within $200/month using MLS data which is not all on Zillow because the syndication of rental data is way less than sales data.

Most developers would just utilize the extra yard space for outdoor storage.

Improvement exchanges are a little more tricky so if you can structure the exchange where all of your equity + debt reinvestment can be dumped in at one time, you'll be able to do a forward exchange instead of an improvement exchange and it will save you on 1031 exchange fees. 

I just need to pay down my card utilization.

Southern border of the land is Wilson Creek (a large, well established, full time creek with old growth trees)Approx 1 acre of non-recoverable flood zone along length of creekTwo small ponds on the property, which can be filled in to utilizeSmall neighborhood to East of property line with utilities ready and available for project Currently a couple of older homes and barn structures on property (100% liveable and well maintained)Wilmeth Rd is currently expanding down the block to a 4 lane road which connects to Highway 75 in McKinneyLarge developments are underway within a 1/2 mile to 3 miles out radius<4 miles to Costco, ChickFilA, WholeFoods, Cinemark, major hospitalAT&T Fiber and Atmos Gas at front of propertyA water well can be run, if desired, or tap into the city's water (currently on city water and has large main at front of property)A CE firm has drawn up plans for a small, 12 home, 3/4 acres development.

I’d suggest drafting a solid agreement upfront that covers everything—ownership percentage, costs (mortgage, repairs, utilities), how profit is split, and even exit strategies if one of you wants out.

Then the war and things got pretty dicy in that market values dropped a ton in certain areas for sure. 

There are a ton of investors with huge portfolios in Detroit.If you’re looking to invest in your backyard, it helps to network with as many local investors as you can.

Much slower than utilizing a HELOC, but I’m not trying to build an empire and just have a passive income source that eventually allows me to spend my time where I find meaningful.

If you’re going to be doing land deals, consider opening a business checking account; it’ll keep your personal and investment expenses separate, which can help a ton when tax season rolls around.