This will put a lot of coin in your pocket quickly without using any of your own cash or credit.

You need to go work for a developer first.That's how I learned that business.I wasn't an employee but a friend had a old coin laundry built in the 60's and a developer was approaching them to sell for redevelopment.My friend brought me in (as an agent) to help negotiate with the developer.The developer then brought me on to help with assembling the other 20 parcels on 25 acres for a new mixed-use retail development as they were impressed with my negotiating.Over the next 2 to 3 years a learned a lot about development.I was mainly on the front end doing land assemblage however I was included in many meetings and learned a lot.How long the development takes is about funding,structure,politics,timing,and size.The bigger the size the more it impacts an area and the more regulations and controls they put on it.The developer can typically partner with the land owner or set up an equity share structure on the back end.The developer typically takes small consulting fees during various stages of putting the land together,meetings,first phase of construction,etc. until completion.They make the most on the back end when they have performed.A project can have more than one developer or a single company it just varies.I haven't done any land development in years.Most developers are taking cash and buying reposition plays in good areas for less than build cost where they re-skim the outside.New development is still ongoing but it's in really great areas that are a safe play.From what you have stated you are not ready to take on this task.The money you think you will be getting will pale in comparison to the lawsuits that hit you when you screw up and lose people's money from inexperience.Don't think a disclaimer will protect you as they will come after you anyways.Why don't you list the land and market it to developers and take your commission that way and let the developer take the risk??

The other side of the coin is that it can also be devastating to your financial health if you try to take short cuts.

Hi BP, I'm a CPA, Berkeley graduate, aspiring entrepreneur, professional poker player, badminton athlete, crypto-currency enthusiast -- now interested in investing in real estate! 

Recently, I just purchased a duplex unit, there is a coin operated W/D in the basement both units have access.

If you are talking from an agents perspective then expect to be a number where it's about volume and pushing paper for the broker to make coin.

"increase the income always" coin is to reduce the cost.

Reginald,That is cool you wanna offer more up, but be cautious.They typically will not take any coin outside of closing that they do not split with their broker.

Floors I think are a coin flip.

I guess you could also look at it this way - if one side of the coin involves paying the gov't $66k in taxes, can you afford to float a new purchase for a few months (meaning it will lose money - you are eating the monthly carry cost against no renter income) until things open back up?