The large metro areas continue to grow outward, and for developers interested in building subdivisions needing larger tracts, the raw land on the outskirts of the city is frequency zoned agricultural (and actually being used as such). 

Great for cash flow- Subdivides - Buying large tracts often times 10+ acres and subdiving them into smaller parcels.

Wow this is figured outFavorited for later when I get home and can read and digest And not writing a book or doing social media, what kind of "guru" are you anyway?!

I would suggest that those buyers that want a 2.5 acre waterfront estate want to be surrounded by those types of properties, not tract homes on .65 acres.Have you considered partnering with a builder to develop out the four lots?

Figures like Paula Pant, Joe Saul-Sehy, Scott Trench, and Mindy/Carl Jensen come to mind; they possess broad knowledge and excel at simplifying intricate concepts into easily digestible points.I look forward to any recommendations or insights the Bigger Pockets' community may have.Warm regards,Mike 

The large tract builders average $140 per square foot.

I'm going to take the weekend to digest all this wonderful info from you and the other posters here, and I'll post again on Monday.

Authentic and digestible.

Bigger pockets is certainly a good resource to get started with. between podcasts and forums, plenty of information to digest but remember the best way to learn is to  conservatively buy the first property. 

I'm guessing most areas of Newark would fall in the "specific census tracts".