However, you have to invest in specific communities where they are encouraging development.

Should I play harder and get into land development?  

It explains the team that you should develop to have a strong foundation under you while investing remotely.https://www.biggerpockets.com/blog/core-four-real-estate-team

Plus, you get huge appreciation here based on how many companies are moving and developing here! 

I'm fairly new to investing and looking to wholesale at first, then develop a portfolio of rental properties in apartments, SFH or both.

Purchase price: $2,900,000 Country Glamping and Development LLC acquired 776 acres for a project called Country Glamping on the River, LLC.This is Rawland/Off-Grid/Glamping/STR and Owner Financing for Lot Owners that want an Oasis Get-A-Way and Glamping ROI development on the TN River.you can see the Project: www.CountryGlampingontheRiver.com What made you interested in investing in this type of deal?

@Rosmery ThenMy partner and I are in the same situation, just he has 20 years of construction and development experience.

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. 

The developers pushing agents to sell one of their townhouses as a STR really inflated the asset cost cause they were pricing it on a revenue structure, not asset.

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