I found out from the NC DOT what the traffic count is for the main road, 3100 to 4200 vehicles per day, depending on what stretch.

I have read a few BP threads and a few web sites on SDIRAs, as well as Mat Sorensen's 38-page pdf, "Self-Directed IRAs and Real Estate."

You can get many tidbits of information from the web but land development is so vast and non-formulaic that everything on the web was either contradicting or "to general".

I have contacted people their to be my Boots on the Ground team, I use various web sites to do my dudiligence on the properties to make sure it fits what the Investors wont and then let them know what I have under contract and see if they like it.

I sift through divorce cases, probate cases, land court cases, public notices, absentee owners, long term owners, obituaries, order notices, petitions to partition and drive for dollars.I hone in on properties that are distressed in a low traffic neighborhood.

If you intended to self manage my comfortable range is a 1 hr drive, distance is irrelevant it is the time to travel that is most important and that is dependant on the area traffic conditions.Since you do not intend to self manage distance is irrelevant.

When I got the documents there were almost none of the discussed items; it kinda looked like a generic LLC formation document that you could just pull off the web for free.

I know everything is on the city web.

I have a design firm that specializes in web design.  

If you have had a lot of traffic and positive feedback it's obvious your price is too high reguardless of what agents say.