Now that I've subtracted it, the Cap rate is no longer enticing, it shows about 5% and Cash flow/Initial investment is 4%.

Clearing land/leveling a lot costs are small compared to the whole build so it won't be enticing for a builder to split his profits, Amazon plants/fulfillment centers are popping up everywhere, won't have any affect on the market. 

Here are some ways to make it more enticing to them: 1.

If you're trying to entice a seller to sell "on terms" (seller financing to you), then you might let them know how a licensed loan servicer could make their life easy by collecting payments on their behalf, transferring proceeds directly to their checking account, issuing monthly statements and sending annual tax filings.

What would entice them to give that up? 

On the other hand, if you have no debt, you have become a more enticing target for a lawsuit, in which case an LLC probably makes sense.

The Midwest is always enticing because you get better returns than other places but the appreciation is not always there.

I have seen some where sponsors but the management fee after the preferred return to entice investors. 

There are some 'younger siblings' of FS that I would consider more enticing right now for various reasons.

The owner of that company enticed me to come work for him as a superintendent.