you mention ARV - what is the cost to repair the property to get it to that ARV?

Its a great market!

I’m not saying you have a bad deal, or I wouldn’t buy it if it was located somewhere warmer without income tax.

How do you plan to build those tiny homes?

@Chris Brown, I don't invest in GA, but not how we do it in Ohio.All deals need to go through a title company.  

I know quite a few investors that do mailers with success. 

I recommend that you learn the tax code and take ownership over your strategy.Not having some foundational knowledge and an opinion on how to approach taxes as a business owner is a huge mistake.In my experience, every single business owner who says "I just let my CPA worry about it and I focus on my business" is doing a suboptimal job at tax planning.They are likely missing out on 10s or hundreds of thousands in saved dollars every year.Stop making excuses and get to work.Just a few months of part-time learning about taxes will pay you for the rest of your career.

Purchase price: $93,750 Cash invested: $70,312 Purchased 2-1/2 acres of raw land with the hope of one day building a home on it.

.: Greg nailed it. 

If you are not licensed, then why would you sign the lease and open yourself up for any lawsuit the tenant may file or cause?