If you want to do short-term or have kids who like Disney, I like Orlando for the potential scale and the usability of it.

Learn by zoning the attributes- setbacks, special use or Conditional use potential, learn the processes, 5. 

just sold his trailer and his lot for 95k on the market "investor is a potential buyer and somewhat a new mentor but said we should try to get this deal and flip it ourselves!

We have a $500k HELOC currently @ 9% we haven't used. we recently renovated and expanded this house so our basis is prob $1.5M so we're hitting the home exclusion cap.Potential to buy a new home in town (kids still need 4 more yrs before going to college) for $1.2M with some work needed and potential to expand a bit.Thinking we should sell home, take $500k tax free, put down 20% on new home so paying more in total mnthly payments but mainly in interest.

I'm not sure where you got your 'potential income of 8-9k' per month as my math has it at $950 for the rental and 9x$400 for the TOHs for a monthly gross of $4550. 

Steve Eisman (ala the Big Short, played by Steve Cornell), is pushing for the Fed to not cut rates, saying it could create a bloated stock market and potential crash.

If they can JV with a land owner who is not crazy and potentially litigious then that can be ideal, especially if they will be the ones to be the guarantor on the construction loan.

You need to start by determining what your annual gross income potential is. 

Maybe steady cash flow is less important to you than the potential for appreciation.

Lots more to this, but this is a potential structure.