I have analyzed a few deals in the current market, but I have not been able to find a single one that will produce a decent cashflow. 

Also, as a GC would you do all the rehab and materials as close to cost as possible since the bigger the profit you could produce in the end the better for you both?

It may take decades for the land banking strategy to produce results (if it produces results at all).In the same way that any investing strategy comes with its fair share of risk and uncertainty, these issues are compounded by the amount of time required for the land banking strategy to work.

If they come on the market they are sold for top dollar to investors as income producing businesses. 

This will produce a lower monthly payment due on the HELOC and lower interest, thereby paying of the HELOC faster, and opening up more available credit for you to tap for a project you have in mind?

Your goal is to create an income producing portfolio so that you can retire from your blue collar job in 10 years.   

Absent massive government intervention, normal innovation and globalism keep inflation low (i.e., the 40 years prior to 2022).

Your goal is to create an income producing portfolio so that you can retire from your blue collar job in 10 years.

The move out scope of work produced by PM missed tons of important items: such as garage door damage, cigarette damage, etc.

Looking to purchase an income producing ag property, farm and pasture land, that also has a massive gravel production site, over 20 acres of it (approximately 400,000 tons).