@Michael Privman Your first few years your return on deployable equity is in the 20-35% range.

Or if the property doesn't appreciate 10x like you hope it will in 20 yearsOpportunity Cost of CapitalTime Horizon - while you're waiting years and years for this investment to come to fruition you could be deploying that capital to produce income for you and most importantly developing the capabilities that would give you the leverage to develop that valuable land later in life (buy it from some other bozo that had your plan, at a fire-sale, and develop it yourself)All this said, my caveat questions are:What's your time horizon?

@Ryan Moore David Greene's BRRR book gives a nice overview of many aspects in REI, even if you don't deploy the same strategy.Poscasts are a great way to learn too.

At the time of purchase, a lot of my private investor money was deployed on other projects.

Prior to the bust in 2006-7 I had attended a few REIA meetings and was ready to start until 2007 when I was deployed to Iraq.

A buddy just did 242 units while deployed. 

But you could just as well deploy your 160K over 5-10 smaller properties that would be easy to finance, easier to exit from and spread your risk (diversify).

Also, if you have a quick cash real estate business, you will have more capital to deploy to do more buy-and-holds.And lastly, even if the worst case scenario happens, you can always start over.

> While deploying the above plan.

I would not deploy capital at anything less then 8% annual cash on cash returns.