Direct mail still makes an impact too, especially when you’re targeting specific areas.

Will raise prices as we get near 85% full or by size, as we run out of units of that specific size.

Wholesalers use the “option” clause, inspection clause, or a specific “weasel” clause to terminate the purchase contract if they are unable to contract with an end buyer at a higher price.  

I recommend as a first step in your education in this new type of investing - join a Community that is specific to syndication investors.  

Specifically, I’m interested in understanding the costs, potential returns, risks, and strategies involved in transforming raw land into a residential neighborhood.  

But, that is not always the right answer and you should speak with someone familiar with your personal situation to get advice specific to you.

You’re thought process is good, BUT, if your market timing is incorrect, or the specific property you purchase lacks tenant demand, you can get stuck with an “alligator” for a long time.  

Now if you want to buy and live there forever or you want a specific location or lifestyle or the amenities, might be something to consider, but not for investment....they're for living.Your best option right now depending on your income, is probably to buy at least 4bed house or 5 bedroom if you can make it work financially and rent bedrooms. 

It’s crucial to stay disciplined here, as overspending on land can limit the funds available for construction and other expenses.Development Scale: I’d recommend avoiding developments in the range of 4-50 units unless you have a very specific reason.

If you are worried about being sued, there is an argument for opting to just get umbrella insurance.For your specific situation you could consider speaking with a RE attorney or there are services that can help you set all of this up.