This gives you a foundation for making a fair offer.Secure Financing: Be prepared to show you’re a serious buyer with funding lined up, whether through cash, traditional financing, or a creative option like seller financing.Have a Strategy for Repairs or Development: If the property is distressed, outline how you’ll handle improvements to bring it back to productive use.

I still think developing good relationships with brokers is the best way and will get you the best results quicker than going direct to seller. 

Good morning All,I've been real estate curious to the point of obsession for about a month now, but in that time I've started to develop my tentative plans.

Land Ed is one phase of ground-up development.

This reduces exit options and affects the value. 10) Small number of small units is the most expensive residential development there is.

Many developers leave the tubs without even a hanging rod which looks incomplete.

Development is a fun and frustrating venture, but Real Estate is still a good place to find a win.  

The macroeconomics look so good for this market - population is growing, job growth is growing, and so many companies moving and developing here.

Quote from @Bear Geiger: At Little Bear CreekProperties, we specialize in developing large tracts of land into individuallots for home builders in the Raleigh, NC area.

The DST gives you this option, while 1031 does not.2) Direct up to 80% of the funds to an LLC and partner with the trust for a business purpose such as purchasing investment real estate, loan business, buy into a business or develop investment RE at your own timing (all capital gains tax deferred, without having to follow any timing guidelines.)3) The DST can save a failed 1031 exchange.