What would you do in my shoes I don’t invest there so take this with a slight grain of salt but I’ve heard multiple stories of basically this exact scenario someone getting offered a big payday for something in Cumberland, rejecting it & always for some reason (house burned down, block got worse, sheetz decided they actually didn’t want someone’s land for a car wash after all) always selling for like 10-20k and regretting not selling. 

@Ilir Livadhi I think you are referring to property wholessalers telling you how much the rehab will be - and as you see, their numbers are often not based on reality.

I don’t believe you can do a 1031 into building an ADU on land you already own, even if it wasn’t your primary.Reach out to @Dave Foster if anyone knows he would.

Quote from @Jeanette Land: Is anyone familiar with TurboTax Premier?

The land has slightly increased in value (by like maybe 3-4% over 3 or so years) but the value of the structure I'm pretty sure has gone nowhere. 

Of course, the smaller the property, the more necessary that you see every inch of it because there isn't a business running on top of the land like large-scale multifamily, self-storage, industrial, and more.

Obviously tough to give advice based on minimal info and no info on your personal situation.

You already have US based credit so that is good. 

A lot of land is sold on owner terms..

One developer I worked with built smaller homes around a central courtyard, and buyers appreciated the balance of affordability and community.In San Diego, where I’m based, density has taken a different shape...like ADUs (Accessory Dwelling Units) that maximize land value.