In your proposed case you would be compounding this negative position by taking away the best source of financing for a large percentage of potential buyers.  

Doing a Fix and Flip in a flood zone is totally fine, but there is obviously added risk on the exit.

The goal of a HELOC is a quick line of credit to either refinance or sell and pay back the HELOC as soon as possible.PS - I would recommend taking a look into the Columbus Ohio market, there's tons of 1% rule deals still within the 120-180k price point with amazing appreciation potential.

The reality is stocks are NOT "investing", there savings accounts with super charged interest earning potential, that comes with the risk of going to 0.  

Thanks, Bernice One approach is to break it down by looking at similar vacant retail spaces nearby and comparing price per square foot while factoring in potential rental income once occupied.

I still consider land one of the best low-risk investments when purchased correctly.

Investing in real estate can be highly rewarding—but it also comes with risks.

Also, is there a clause I can add to the lease to protect us from potential bankruptcy?

You'll have to give a significant percentage of the deal to them for the risk they are taking. 

@Mario Niccolini, for many it comes down to risk vs the learning curve.