Imagine if the investors approached it as a work-shop to co-op networks, ideas, resources to change direction of things.... 

Apologies - I hadn't realized you had cross-shopped between AgSouth and Vystar for the same loan prod. 

So, a risky reclamation project, like many shopping centers bought in potentially gentrifying neighborhoods. 

What's the breakdown in tenancy between the shops and any income from the barn (or the house)? 

I love the concept especially given the need in your market for storing things like snow machines, boats, rvs etc, but also for repair or general "fab shops".As long as you are seeing the demand in your specific market for these spaces, and perhaps its worth getting some leases signed up prior to breaking ground but thats a personal preference thing, I think the numbers look promising if the use case is there.

They are very win win oriented and they say each lease is unique and creative it different ways because each of the 130 businesses there are in buildings, factories, hangars, and shops all located on federal ground.

In that order if it was me shopping for a new market.

That's why, its best to shop for quality lenders. 

One deal I closed last year was right next to a planned shopping center.Realtor Pocket Listings: As a licensed agent myself, I’ve built relationships with other agents who sometimes share “pocket listings” or properties not yet on the MLS.

Again, you certainly don't have to verify it this way and to some extent that is why most invest with turnkey companies - it makes it easy and is a sort of one-stop-shop but I think your definition of doing your 'homework' may be different than my definition.