Additionally, many states offer property tax exemptions, significantly reducing expenses.

Then there’s this glorious tax season where you realize how many things you get to deduct that others can’t, while sheltering your income with depreciation, and earning tax free income with appreciation.

You'd learn and potentially earn a profit at exit.Another way is to wholesale the land.

It is usually reduced leverage but an option! 

Some of them have converted to flips, but I do not do flips because it is a job (stop flipping, stop earning).  

I guess they have more land to build there so it might reduce the appreciation there?

Maybe half upfront and reduce the rate of interest on the balance..

He is currently a travel PT that makes $37k pre-taxed but after including all his stipends, his annual earnings are  closer to $95k-$97k.

I don’t have a loan on the property and hold it cash, but, if I sell it would lend the profits as hard money and earn 10%+. 

Many local businesses that operate in the downtown area by the state park (including some famous attractions) close for the winter or reduce hours.