Make sure your assumptions are accurate before you make the purchase. 

Purchase price: $3,200 Just bought this piece of vacant land. 2 acres out in the desert.

This is a great way to meet other investors and let it be known what you’re looking to purchase.

Purchase price: $150,000 Cash invested: $90,000 Full remodeled What made you interested in investing in this type of deal?

Purchase price: $150,000 Cash invested: $15,000 Sale price: $301,000 Found this deal off market and flipped it quickly for a profit.

This is my first Brrrr When did you purchase the property and when are you anticipating completion of the rehab? 

Great question - the seasoning period typically begins the day that you purchased the land.

Developers who position themselves now can capitalize on the early-stage land appreciation and control supply for the coming years.Johnstown: A Data-Driven Market AnalysisLand Price & Availability:Johnstown land prices: Average below $100,000 per acre.Availability: 15 to 50-acre plots are common, unlike New Albany’s scarcity.Target purchase: Institutional-scale developers seek $1M-$5M land acquisitions for subdivision planning.Comparable markets: Similar suburban expansions have seen 3-5x land value growth post-infrastructure improvements.New Construction Market:Average new build price: $458,000 (Johnstown 2024).Lot acquisition targets: 10-15% of home sale price.New construction inventory: 13 homes sold in the past year, signaling early-stage demand.Infrastructure Considerations:Water & Sewer Expansion: A critical factor in large-scale horizontal development.Utility availability: Developers must conduct due diligence on rezoning and service expansion.The Johnstown Horizontal Development FundThe best approach to maximizing land gains in Columbus is to structure a horizontal equity development fund, focused on acquiring and entitling land for large-scale residential development.Fund Strategy:Land Aggregation: Acquiring 15-50 acre tracts in Johnstown for future subdivision.Infrastructure Planning: Working with municipalities for water and sewer expansion.Entitlement & Rezoning: Increasing land value pre-development.Sell to Builders: Deliver finished lots to national and regional homebuilders.This strategy mirrors successful suburban expansion models seen in cities like Phoenix, Austin, and Raleigh, where early land investors have generated 5x-10x returns.Why Now?

Lenders in this space underwrite to a 1.0 DSCR based on Long Term Rents for a turnkey coliving property which has been 30% down on the last 5/6 deals or so I've done with clients over the past two months.Thus, the lenders underwriting criteria are a gut check to the purchase price which is a net positive in my opinion.In my experience, very few coliving deals, turnkey or conversion, would get done if they we're underwritten to cashflow as a long term rental as well.That said!

Being able to purchase a property with only 5% down means you can leverage your money way more effectively.