I recently bought 3 acres of land with the intention of creating a mobile home park.

. - all are occupied- 90% of properties are in rentable but rough shape and need significant work in the near future. 

It is zoned multi-family and I could do 14 or 15 straight townhouses but the City in question, while they immediately adopted the latest ADU rules, has archaic multi-family land-use regulations centered on a large apartment complex mentality that are costly for infill / middle housing  (1.75 off-street parking spaces per unit, major landscaping requirements, "amenity" requirements, unreasonably large setbacks, etc.). 

I just put one property on escrow which was also in a very bad shape - strong smell with cat urine and I had to replace all drywall and existing flooring.As I am waiting for my escrow to be closed, this came into my attention.

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After six months on the market, we received no commucation nor any potential tenant inquiries which we found to be extremely strange given the good shape of the house and pricing.At last we decided to take the property back. 

Last year my land lord and i agreed to do bi weekly payments because my husband was diagnosed and could not work .

Finally, I realized I just had to commit to one, and I landed on doing a BRRRR. 

The lack of capital gain would already be a huge no no for me but so is the inferior property title (foreigners can't own land in Thailand).There are so many better ways to make a 10 - 12% ROI, which by the way you're not guaranteed to get (which would be ok if you could get capital gains)!

other than working with a local bank to get our financing and the land and title company I think that was it.