I attempted to wholesale 40 acres in Broken Arrow, OK and the best piece of advise I can give you is to spring for a survey...every potential buyer will ask you for it and none of them will want to pay for it.

Look at this it might help you out:  http://www.naahq.org/sites/default/files/naa-documents/income-expenses-survey/2013-Income-Expenses-Summary.pdf

If you need your land surveyed (boundaries marked), I can recommend good land surveyors local to you as well.

Consider, the new FINRA survey that identifies Americans ability to manage their finances...1.Making Ends Meet.Nearly half of survey respondents reported facing difficulties in covering monthly expenses and paying bills.2.

It is also currently one lot so it would have to be designed and surveyed along with a biologists survey report.

Here are the duties that can be performed according to the FREC:Permissible Activities of an Unlicensed AssistantUnlicensed assistant is defined as support stafffor a real estate corporation or other licensed individuals.Answer the phone and forward callsFill out and submit listings and changes to any multiple listing serviceFollow-up on loan commitments after a contract has been negotiated and generally secure the status reports on the loan progressAssemble documents for closingSecure documents (public information) from courthouse, utility district, etc.Have keys made for company listings, order surveys, termite inspections, home inspections and home warranties with the.licensed employer's approvalWrite ads for approval of the licensee and the supervising broker, and place advertising (newspaper ads, update web sites, etc); prepare flyers and promotionalinformation for approval by licensee and the supervising brokerReceive, record and deposit earnest money, security deposits and advance rentsOnly type the contract forms for approval by licensee and supervising brokerMonitor licenses and personnel filesCompute commission checksPlace signs on propertyOrder items of repair as directed by licenseePrepare flyers and promotional information for approval by licensee and supervising brokerAct as a courier service to deliver documents, pick-up keysPlace routine telephone calls on late rent paymentsSchedule appointments for licensee to show a listed propertyBe at an open house for: o Security pulposeso Hand out materials (brochures)Answer questions conceming a listing from which the answer must be obtained from the licensed employer-approved printed information and is objective innature (not subjective comments)Gather information for a Comparative Market AnalysisGather information for an appraisalHand out objective, written infonnation on a listing or rental

There is 4 weeks for drawing plans and design time, client review time,  time to acquire the land, plot survey,  permit time, then build time of 6 to 8 months and then any construction delays due to weather etc.

Cost for the property associated with developing the land before construction will vary based on grading, sewer, electrical, roads, surveying depending on the location of the land, soil testing, etc...

@Michael Newman,I use these sources:current T12 & rent roll (if available)comparable rents from broker's OM packagecomparable rents from neighboring properties (MLS, rentometer.com, umovefree.com, calling to the property)expenses provided by management companies that have similar properties under managementexpenses (ranges) from NAA survey - usually outdated but give a 10000 ft picture and helps establishing some baselines.

@Derek Caffe Aside from infrastructure , mechanicals , physical inspections , be sure to review the zoning/permitted uses and what you will need to bring to current standards if you are modifying it along with a survey and phase 1 inspection.