Their interests are not fully aligned with yours.

For all the reasons why individuals are anti-turnkey (over inflated #'s, bad rehab, the way the area is sold vs. the reality of the area, lack of market knowledge, overpaying) can all be avoided through due diligence, studying and visiting the market and aligning yourself with an excellent team. 

But, and this is very important to remember, there are a lot of individuals out here with a good chunk of change and depending on what their goal is, this might be aligned with it.

I ask questions that will let me know if their investing strategies align with mine.

I've researched the solo 401k option and feel this will most closely align with what I'm trying to accomplish, but surprisingly I'm not seeing a lot on the topic of combining this source of capital with other assets of the business owner.

People are strange and often what they want does not align with reality.

Churches, alumni, fraternal & social work agencies, or organizations typically, along with thousands of arts, education, cultural & industry specific associations make a lot of effort to donate, or subsidize housing---in particular. if your mortgage is $ 300K at 6% apr using $ 2,500 a month in the first few years nearly $ 18K will be deductible. if you're renting to some tenants certain programs will filter far more inducements to both you and the tenant. obviously there are reasons that you'd most likely want to own units that cost $ 60K and rent for $ 1,500 a month to make even more sense out of these opportunities. when i was 23 my best friend a newly mented attorney, who lived with me pursued buying a 2 family home that the City of NY's Housing Development Preservation (HPD) offered us for $ 1. it needed about $ 150K of improvements. we were supposed to borrow the $ 150K at 1% interest under a very aggressive renovation schedule that returned the property to it's fully taxed  assessed value in 90 to 120 days; or we'd have to pay 2% apr for the sums we elected to borrow from an HPD aligned lender. my income was 3 times the lawyers; and i wanted him to live in another 26 unit apartment building we were developing under an even more lucrative program that allowed us to borrow $ 500K at 1%, if we ("I") put down $ 25K. i wound up renovating the apartment building on my credit cards and we walked away from the 2 family: due to the lawyer's reluctance to move into the apartment building. i actually felt that having him in my own apartment really confused the women that visited me.

Make them aware of your strategy and goals, and that they align with them.

We see a number of advantages to this model vs. the traditional turnkey or direct purchase models, including but not limited to: Diversification / reduced volatility – by owning a fraction of hundreds of properties rather than 100% of a few propertiesBetter alignment of incentives with those managing the business – I don’t doubt that everyone has the best intentions, but in a direct ownership / turnkey model the investor makes money over time when no one on the ground is nearly as incentivized as the investor is to make the properties perform, whereas the investor typically pays the bulk of his fees upfront.

My thoughts were ( and it seems to align with yours) to buy the land, developed it into leasable lots with all utilities and roadways and possibly installed a central pavilion and grass area for the community, then purchase a model manufactured home and up to five for placement.