Simply put, the appraiser determines the value from the cost approach by adding the cost of the underlying land, hard costs, soft costs, and entrepreneurial profit.

you should start soft raising money immediately and you should be soft raising money ALWAYS My experience has been the lender wants a fresh LLC for the property in question and you'll have plenty of time to do that once you go under contract, I (personally) don't recommend creating one before hand. 

You might rent a skidsteer mower and mow the weeds and brush to make the property look cleaner.If the property is big enough split. 

Leave the land as it is, with tall brush, and sheds (in relatively average condition).

If the guy said I don't want to list till I find a place or similar I would brush it off and maybe trust him that he wants to move in, clean his old house up, then sell. 

I had a very good 2022 and start of 2023 but I’m starting to see some softness both in pricing and in occupancy.

I try to ask if I can have a soft review of my two years previous taxes and documents before even applying or having credit pulled. 

Need to clear brush and plant about 10,000 trees. 

I can see how a slick ( as someone else mentioned Conn man) has these videos that pull at your rich dad poor dad soft side you jump on this..

Depending on the value of the land and cost of the entitlements, there may even be an opportunity for you to build in some additional soft cost fees or get some cash back at the construction loan origination.