This one you will develop. 

funding land flippers as a capital partner is my latest thing.. since finding lenders for land is very difficult. continue to fund small developers soft costs for % ownership.and continue to be capital partner for flippers and BRRR folks

I saw once where a developer gave the buyer a pass on paying HOA fees till a house was built on a lot. 

Something is missing...if there isn't a Board and the HOA (or I assume more likely a COA) is newly formed then why isn't the developer still in control of the HOA?

. - I was in a VERY similar situation here in Chicago, but I had less experience working on my own than you.I had a piece of land that I owned free and clear, but since I didn't have any development experience, most of the banks wouldn't talk to me. 

It's one of the hottest markets in the US right now with so much population growth, job growth, and companies moving/developing here (26B Intel headquarters being built here, 68K+ enrollment in Ohio State University, Amazon, FB, Google, Honda, Nationwide, Anduril, etc.).

We got out of condo conversions couldn't really sell any of them and transitioned to ground up development of single family homes and three story walkup triplexes on a build to rent model which is much easier for us to manage and our exit isn't a sale it's just a refinance. 

For newbies your goal should be read as many forums and self-development books as possible and take action, then a year or two later of non-stop action you will know if your next step is to expand your networking.

Looking to connect with fellow investors, developers, and professionals who are interested in leveraging design to maximize their real estate ventures. 

@Jake Andronico Hey Jake this is a software that your team developed.