It forced me to reach out to developers, to engineers dozens of local builders and most important like minded individuals.

This amount provides a reasonable safeguard against potential claims if something goes wrong, like an accident or damage to the property caused by the tenant. 

Buying through an agent may provide more transparency, while sheriff sales and auctions can offer deals but often come with risks, like limited property inspection or legal complications.

Cost segregation and advancing depreciation has its pros and cons depending on what the individual investor's goal is.

Though I would caution you on hard money lending until you understand the industry a bit better, that can be very rewarding but you have to be able to do your due diligence on deals because you're turning over your hard-earned money to an individuals project, often a flip. 

I have 1 partner who provides up to 75% of the down payment, however, my goal has always been to live below my means, save money, and invest the saved money as a downpayment. 

Networking through meetups and leveraging online communities like BiggerPockets can provide invaluable support and insights as you take your first steps.Good luck!

They will take the permit fee and send an inspector that will provide some assurance that the work was performed correctly.

All that to say, I'm not sure when they will want to cash in and sell the lot due to the appreciation the subdivision has provided.

I may have to Teak my strategy in light of the excellent advice you provide here, Henry.