Of course we close on everything.. so I get the net listing or the desire to make more than a realtor makes.. but I don't know.. long term seems to me the same amount of marketing money used to build a brokerage in the long run my be easier and more fruitful. 

I'll work extra, I'll miss out on my family for a few years if it will pay off within 5 years or less, not if I'll not see the fruits of this for 20 years for.retirement. 

@Kai Van LeuvenIt’s sounds like you’ve gotten all the low hanging fruit, another couple things that come to mind Is reducing boring expenses that people typically dont shop or spend alot of time addressing;-taxes ( I don’t know how tuned in the city is to your remodel but you want to spend a little effort ensuring you don’t get hit with a property tax increase )- I’m not sure the type of tenants your looking to attract but a playground might go a long ways to adding value-Insurance ( anything you cad do to reduce your insurance?

Now if it is raw land even with a ground lease the tenant wants to utilities stubbed to the site and the site ready to build on so you have some costs involved.In a ground lease you are getting ground rent so per the lease the tenant should be paying all the taxes,etc.

I would caution against just finding piece of raw land near a road and throwing up a fence and shipping containers and calling it storage.

The low hanging fruit is gone, may not come back for a long time.There are deals in any market.

You have to figure out where the low hanging fruit are in your market.

2nd: If I buy raw land off the State and receive a tax deed can I go and file for quiet title immediately or do I still have to wait three years with possession?

And just having some dirty dishes in the sink and some old or rotten fruit sitting on a table somewhere can cause them to multiply quickly.

To answer a couple of your questions @Andrew Major I have clients who have found South Jersey to be extremely fruitful for investment opportunities.