They also mow the lawns, shovel the snow, pay most if not all utilities, and provide most of their own appliances. 

I'm an insurance broker and I agree rates in FL are insane right now.

There is money in buying raw land and getting it permitted for build with plans and flipping it shovel ready 

The project is shovel ready.

I saw MV from the time they turned the first shovelful of sand and if you got in at the very beginning and then sold in 2021-2023 you made a nice chunk of money, but everyone else is going to have their *** handed to them. 

Hi all,I recently posted about this topic and unfortunately did not receive any responses.I have recently established my land acquisition business with the goal to purchase parcels of land, either within data center opportunity zones or areas with the potential to allow for data center development, rezone the property with submitted plans, then sell to developers ‘shovel-ready’ within the various jurisdictions of the Commonwealth of Virginia.I understand there are multiple mechanisms that come into play including obtaining financing (partnering with an experienced investor), utilizing land-use attorneys, land surveying and engineering firms, appraisers, as well as approval from local planning commissions, board of supervisors, etc.Would there be any investors who are currently active in this niche?

We will see these more frequently on variable rate debt with near term maturity datesOf course this will put the initial investors behind the new debt on the capital stack but it’s really just adding more buckets to shovel water out of a sinking boat.

With that in hand, we close on the house, immediately re-list (avg DOM 30 in the neighborhood), sell that to pay off the loan and sell the shovel-ready lot in 2-3 months when the building permit comes in.

The cash flow from the other units may or may not cover your expenses or mortgage, but that's not the end of the world. 2-4 units in FL are expensive right now, but it allows you to get your own place, pay down the principal and start building your track record and portfolio. 

Numbers in FL are not looking great with insurance/taxes/HOA fees/etc for cash flow but willing to  focus more on just breaking even (or close to even) and having significant long term appreciation.Option 2: take the cash, pay 20% long term capital gains and wait as market continues to dip for a prime buying opportunity.Would greatly appreciate insight/advice from those much more experienced and knowledgeable than myself.