If there are fee's due up front then they have to go to Escrow to be held and only dispersed upon a successful settlement.. the way to start with limited funds is to find a partner that is close to you or you find at a local meet up that will be your cash partner.. for context..

They aren't a thing for new investors in most all cases.You will need to partner together and use both of your qualifications to do it.

Hi all,I recently posted about this topic and unfortunately did not receive any responses.I have recently established my land acquisition business with the goal to purchase parcels of land, either within data center opportunity zones or areas with the potential to allow for data center development, rezone the property with submitted plans, then sell to developers ‘shovel-ready’ within the various jurisdictions of the Commonwealth of Virginia.I understand there are multiple mechanisms that come into play including obtaining financing (partnering with an experienced investor), utilizing land-use attorneys, land surveying and engineering firms, appraisers, as well as approval from local planning commissions, board of supervisors, etc.Would there be any investors who are currently active in this niche?

Don't use partners if you can. 

Maybe get a partner-maybe not; sometimes that creates even more risk depending on the partner.

Looking for a particular JV partner for this project.

It might be worth while to find a partner that likes doing the numbers and you can use your strengths in another way.   

I participated in an investment in a motel property under the Brand "Extend-a-Suites" in El Paso, TX. The GP named David Gerlt out of Newport Beach, CA used Quinalt Investments, LLC as the operating business for the i...

Partner Driven was drawn to the Dolphin Road deal in Titusville, FL, due to its quick turnaround potential and attractive profit margin.

For bigger transactional income we have our building projects which I have to PG however even though the risk is always there we have been blessed these last 4 years on these that equates to about 120 homes built and mostly all sold.. then the balance in Notes a few long term.. and JV partner on land deals and flip houses those have zero debt.