I continue to look in the Brevard area of Florida - As far as north as Titusville/Cocoa and as far south as Sebastien. 

very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

The only creative way I can see (obviously not knowing enough details) is an owner carry with you as the operator and a JV partner as the financial backing.

A break even into a profit, and a profit into a windfall. 3- Capital - I used to state this as access to capital, back when the rules were loser, the regulations less onerous, and information less readily available.

There are some great meet ups in your area I'm sure and a lot of people at those meet ups are more than happy to chat and give ideas and answer questions.

I financed this property using down payment funds from 403B and a local commercial bank.

If your looking to invest and learn about notes PPR may not be the right place as they are true mailbox $ and as passive as it gets (which is nice as well).

Overall, Charleston's housing market is experiencing steady growth, with increasing home values and a competitive environment for buyers

@Douglas Skipworth and Dean Harris of Crestcore have a great podcast and a video outlining all the zip codes in TN as well.

Also, the state of formation is likely where internal disputes would be brought among LLC members, so if you and a partner and/or spouse live in CA, you probably want to arbitrate in CA if the two of you had a disagreement.