In some cases, federal tax credits like those for low-income housing or economic development might also apply if the project aligns with certain goals.Instead of buying the land outright, developers often lease it from the tribe, which can reduce upfront costs and sometimes come with favorable lease terms.

In your 'assumptions' and projections, Would you rather...1.

We don't reach that point until we have had the opportunity to understand what an investor wants, their motivations, long-term goals, and risk profile.  

Competition remains strong but it doesn't mean your goal is impossible to reach.

What ROAS are they projecting?

What goals do you hope to achieve through this property?

He used to be great from the beginning of the projects.

As others have said, your first step is to define your investing goals. 

My primary goal is to find the most cost-effective solution that minimizes tax liabilities, including avoiding property tax reassessment and maximizing the step-up in cost basis. 

Instead of losing 55k they will probably only end up losing $25,000 - $30,000Long term its not a great cash flow property but with some renovations and addition of a parking slab I think long term appreciation is the big goal here.