I'm new at this so please for give me, reaching out for help is new as well I'm a newbie at investing I looking to get some leads I drive for dollars and walk for them as well I focus on to area right now looking for preforeclosure and I knock on door as well and I use a service to help me tract down owners in or out of state.

Split it into 2½ acre tracts and sell them so inexpensively that it's hard to say no.

Houses tend to have less quality finishes, small yards, big fronts, small backs.  6)  Frisco = working people in Tract homes.I will be nice and stop before I get to the areas that you and I list on our profile.I am not trying to be rude, I just want to make it clear. 

I like building small tracts with STNL and MTNL.

these deals can take forever and a day.I own a 4 acre tract right across the street from the largest Indian casino in Northern CA  ( Graton Casino Rohnert Park)  have owned it since 1994.... there is 50 acres of prime development ground and 11 owners... when I went to a stakeholder meeting with the city.. it was evident that the majority were moms and pops that had NO CLUE about development and one would they think there land is good for this use.. ( which is not even remotely possible given the zone )  you have to fight these things... then one see a listing for dirt somewhere else maybe its a prime 1 acre corner commercial listed at 1 million.. they have 7 acres and jump right to the idea that their piece is worth 7 million...its this type of mindset that is dog tough in these situations..

If there is some kind of darter fish  etc. there can be made a big deal about impacting the creek.The only way I would consider touching such a project is if there were no other projects with land tracts I could develop in the area.

I also buy scattered lots and large tracts of land, obviously not generating income. 

You're better off working a tight geographic area, becoming familiar with every street, housing tract, schools, new growth and problem areas. 

He has a survey but has not submitted for the tract map yet (cost $15,000 and then has to get approved by the city). 

I'd honestly buy a duplex somewhere like the spice tract in the SW area.