I don’t know much about management fees, but from what I’ve found is that they rival HOAs in popular STR markets2.

No one can tell you the potential value of the lots without knowing the site development costs, city/DWP fees and what the homes could ultimately sell for. 

Not finding any great deals yet though and the payment and holding fees wouldn't leave me with much cash leftover.

I contacted a title company to officially record the sale, but they are requiring 3 separate closings (and tons of extra fees) because there will be 3 liens/private mortgages recorded (one is the original mortgage that I want to reassign since the interest rate was very low; the second will be held by my son to my daughter for his portion of the equity in the home; and the third is the difference which will be between my daughter and my other LLC). 

I pay a finders fee to people who tell me about a property that is not listed that I buy.

@Brittany RogersonYes, you would want to work with a fee based or fee only financial/wealth advisor both have advantages over a traditional advisor. 

Or you can hire someone that has an agenda that charges you fees to restructure your problem into likely a new one.It's up  to you.

.• Expenses: Estimate operating expenses including property taxes, insurance, utilities, maintenance, vacancies, and property management fees.• Financing: Explore options like FHA loans, conventional loans, or portfolio loans.• Cash Flow Analysis: Use a tool or spreadsheet to calculate projected cash flow.Based on your estimate of $300 per month in cash flow, make sure to verify that this aligns with your financial goals and risk tolerance.

Of course, one answer is to charge a very stout fee for each turnout order executed.

When you shift in and out of properties you pay fees for commissions, loan origination, transfer taxes, etc. which will silently eat into your gains.