Sounds like you and your team are buying land and building new...nice work.  

In this environment, I have been hearing that we are closer to a top in prices than the bottom - across the US, due to the nice appreciation experienced during the last few years.

I am trying to discover the real way to earn my family some additional income in real estate, either through flipping, or developing rental properties. 

Properties within 1-2 miles of each other will get different tenants, have different tax rates, be in very different neighborhood classes that are experiencing very different levels of investment and development. 

If that interests you it might be a good place to start, as there have been a ton of nice multi-family properties built in the last few years.  

Panama City Beach is only really nice on the west end, a near hour drive from Tyndall AFB.

I didn't know how nice downtown Geneva was until a couple weeks ago while I was on my way to Batavia to pick up a packet for their triathlon.

@Zach Orange  Nice to meet you man, let me know if you want to grab coffee sometime.  

Now a professional civil engineer in site development.

At 80% LTV, this would give me a loan of $68k, enough to pay back the Home Equity Loan and essentially acquiring the property with only $2000 (Plus holding costs of Home Equiity Loan + extra interest to money partner). 85% LTV would be really nice as it would give me more wiggle room with extra unforeseen expenses/costs and perhaps need no money out of pocket.