Altogether, my guess is $35K total as a very raw estimate. 

We've talked to a few lenders/local credit unions and are struggling to find someone to lend on raw/unimproved land.

Purchase price: $65,000 Cash invested: $270,000 Bought raw land and put a manufactured home on it as my primary res.

Just basic, raw, and authentic!

There is no shame in changing brokerages, especially if you feel like you got a raw deal. 

Currently I have 49 acres of raw land in rural Va that is free and clear, 2 rentals (1 paid off and $100k equity in the other), my personal house ($150k equity) and $90k in savings.  

It would seem that this doesn't affect the analysis in any way.But in the real estate analysis, the $33 decrease in rents results in the $23919 loss over the entire analysis period:The formula is calculated using the FreeMathHelp.com calculatorSee how the cumulative losses of the $33 rent reduction, increases rapidly each year:A little rounding of the raw data can destroy the entire analysis.

About 4 years ago, I purchased 25 acres or raw land (no water, no electric, no sewer) in Temecula California and started to build a house and a 6,000 sq ft barn.

I can't point you to an exact article, but RETipster is a great resource for raw land, housing, and everything in between.

@Sammy LukeI’d find a Commerical broker who understands developing raw land and get their opinion on what the market needs and the rent that could be paid, then find a builder to estimate costs.