Definitely focusing on offmarket or even on market multifamily homes (minimum 4 units). started off in real estate development last 2 years but the paydays are brutal building then waiting to sell.So now looking to switch up strategies to purchase cashflowing properties and then get back to ground up construction or even possible fix and flips. 

I'm also in FL and am a RE investor (STR/MTR/LTR), developer, and just love RE and the freedom it brings.

Should I play harder and get into land development?  

I personally like to buy in towns/neighborhoods in which no new builds are possible within 10 miles because all the land is developed.

Also, keeping an eye on zoning changes or upcoming developments can help you get ahead of the curve.Would love to hear more about your experiences too—what areas are you currently focusing on?

I want to develop my sales skills to negotiate better deals.

As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants. 

Getting Fair deals on labor and repairs comes from developing win/win relationships with contractors.

It's worth taking the time to understand what you're doing so you can develop your own conviction and confidence.

Follow economic trends and determine which areas have the best opportunity for economic development and prosperity.At the end of the day, you're looking for investments with the highest returns.