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?

Your plan is to “buy out investors over time” then “truly drive down rental prices” and then with the portfolios “income” support “local economic development initiatives.”

I would talk to some lenders  getting land loans and development loans with no experience is next to impossible starting out.. 

Much like by the end of this decade, I will take those same steps to become even less involved with work and have more times with my kids who will be really developing and that will be my focus.The difference once I made money, and was able to make it make money for me I de-risked by eliminating leverage.

Generally larger commercial properties and shopping centers are easier to classify with hard and fast rules, but to the points above the residential areas really move very quickly and have way more nuance than most people care to admit.zip codes are generally way too large for my liking at least in my market to provide any kind of insights other than macro level economics but even then highways or rivers that cut through a zip code can end up with totally different trade areas.we can get pretty granular with cellphone data and with grocery center data to understand the trade areas and their true boundaries, but that kind of data pull is generally only cost effective for investors doing larger scale projects or developments, and honestly we still just end up getting on the ground and feeling it out, so I generally tell people that the money is better spent on a plane ticket and weekend trip in the area you are looking rather than any kind of "trade area" level data studies.and generally B class in 1 area means something different than another. 

Many of the surrounding communitie are up and coming with a lot of developments happening. 

Is there a local developer/builder who might be interested in the whole package?

If this is your 5th deal you should have already developed a banking relationship with a commercial banker.

Any investor or developer buy raw land lot (zoning code G) and go through the process with the city to convert to commercial use?

I am a Real Estate agent, investor and developer in central Houston, feel free to reach out with any questions. - Chris Kersey