So I have my house that refinanced in 2020 for a 15yr 2.5% rate and we have about 56k equity.

Taxes are reasonable (in most areas), and there is a significant lack of quality affordable housing.  

Lets keep in mind there is HUGE money in Training far more than owning 200 row houses in Philly etc. 

Quote from @Victor Yang: If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?

New builds, new developments, plenty of rentals within driving distance of the city center, and there are still plenty of areas where a good eye for a rehab job will get you a good ROI.

I bought 14 houses basically for free by harvesting the equity in my houses by doing 5 cash out refis.

Over the last year, I've developed a passion for real estate and want to be able to use it to generate income and secure financial freedom in the long run.

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.).

If you want to develop it, I can refer you a lender that will lend on a completed subject to appraisal but you'll be limited if you just want it for the lot.If you simply want the land as part of your property, you have more options including a HELOC which you can still use for development down the road. 

This one you will develop.