Think fix-and-flip properties or land development projects—things that don’t fit the cookie-cutter mold banks prefer.

Development is a fun and frustrating venture, but Real Estate is still a good place to find a win.  

Many developers leave the tubs without even a hanging rod which looks incomplete.

So they started doing the loans that everyone else turned down, ultra high risk development deals, second mortgages, land loans at ridiculously high LTV, loans where the borrower has none of his own capital invested, 85% of AFTER stabilized value loans.  

I’m currently evaluating whether to go with a Fund Model instead of a traditional JV for an upcoming multifamily project, I will be working as a developer looking to do work with a more experienced developer on a larger scale multi-family opportunity.

Right now, land (unless in a hot market) takes a special type of buyer/developer to turn it into money, so you're better off finding the thing the people with the money want. land tends to sit a long time...

I think there needs to be a change in leadership and a pro-development or up-zoning attitude.

You may also want to check the Columbus OH market - great macroeconomics with lots of job and population growth along with major companies developing here that drive strong rental demand. 

Quote from @Bear Geiger: At Little Bear CreekProperties, we specialize in developing large tracts of land into individuallots for home builders in the Raleigh, NC area.

This was found off market, we have developed a process to find off market deals.