@Daniel Reed, cost of money is killing good returns these days. 

The property offered a balanced investment opportunity—enough to significantly enhance its value through renovations, yet manageable in scope and cost.

Next up is a huge financial hit: closing costs.

We purchased 133.7 acres January 20th of 2024, we then proceeded to subdivide 4 building lots, ( two 10 acre lots,  and two 2 acre lots)  which included costs associated with septic testing,  survey & subdivision, and property maintenence required to market the building lots.

Begin by targeting distressed properties in gentrifying neighborhoods, securing financing through hard money lenders or private investors, and focusing on cost-effective renovations.

Ask for seller concessions to cut down closing costs.

This approach ensures realistic pricing and helps avoid unexpected costs later.Good luck!  

I'm curious as to what cosmetic rehab you have to do that costs $27K? 

However, in my experience the good wholesalers understand comps and construction costs, are transparent, have good referrals, and can actually get you in the property. 

(after I deduct all the labor/material costs).