Maybe that's their business model -- sell it for market, get a down payment, get out of managing the property and be there to foreclose when the novice buyer can't make the note payments.They don't need the money, but you are concerned that it may take 60-90 days to sell for a market price?

I am currently a novice to this site and investing as well.Mario

The home prices are very reasonable and I know people who have rentals there and seem to be doing well even as novice investors. 

For a retail condo,  forgive me as I'm a novice,  would that just be one unit in a larger strip mall?  

Here in the state of Virginia, we have non judicial foreclosures, where the properties are auctioned off at the courthouse steps by a trustee, Its not a novice's game to play, as there could be unresolved issues with the title, you have to put good portion as a down payment (I have seen trustees ask around $10K flat amount) and you have about 30 days to close.

(spoken like a true spec build novice lol) 

What are some important things to include on the lease that a beginner or novice wouldn't think to include.

In litigation, the opposing side will argue that by virtue of your license you were more knowledgeable than their novice client and you used that knowledge to take advantage of them. 

I can see splitting the land into one 40 acre plot and two 20 acre plots for future builds.I'm obviously a novice and am still learning, but I feel like this is just not enough to risk it on my first deal. 

While still VERY much a novice, in the past month have read Robert Kiyosaki's "Rich Dad, Poor Dad" and "Unfair Advantage" as well as Trump's "The Art of the Deal."