Although I probably get killed on transaction fees which is part of why I am not pulling the trigger (along with lack of time to execute well).There are games you can play for increasing your returns in the stock market (sector rotations, rebalancing, being a good company picker) but you lack operational control. 

Quote from @Chris Seveney: @Francisco AvancenaThere are specific lenders who will do land dealsBut of course not as many as traditional real estate.The key will be skin in the game - typically for land because it is less liquid than a home the lender will want to have a lower ltv on the deal I fund land flippers currently in  CO FLA WA ID MT NV AZ OR TX SC GA VA  one thing about land though LTV is lower and RATES are NOT the same as typical HML rates are higher for raw land but its a specialty niche and a business that I grew up in..

I guess it’s just a waiting game from here on out.

It’s a great place to network, learn, and level up your investing game, whether you’re just starting out or already have a few properties.

With this scenario we both have skin in the game: His work and my materials.

We did quite well in the Timber game in the 90s Owned many thousands of acres of Timberland during that time its a great industry one of the favorite things I ever did beat the heck out of rental houses LOL

Your nightly rate will be influenced by proximity to the beach, interior design and amenities (ex game options, fire pit, pool, etc).

But realized there's no perfect timing unless you are already in the game).

Let’s be honest, I’ve watched folks who jump into this game as if playing roulette.. firing off offers on duplexes in Phoenix or leaning on some “sure-thing” house hack in Austin without ever sketching out their plan.

I don't know what the issue is/was, but I think a lot of customers want to play games and he probably did his best to keep them on the straight and narrow.