Yes i've actually already done some of that.

The road is not in, the water main not installed, the sewer main and laterals not installed, etc.Just having the engineering done, and the plan approved, adds significant value to the land, and makes it attractive to a developer who now, doesn't have to go through all that work. while in todays day and age yo would need all those approvals to create a paper lot.. back in the olden days paper lots were created by simply drawing them on a map with zero engineering they did survey though.. and there was no thought given to reality of actually building them or providing services.. 

Maybe you can find a flat piece of land and develop a truck and recreational lot for the HOA communities that don’t allow 18 wheelers or RVs to be parked within the community.

will lender consider actual rent roll or will they be using market rates? 

@Bryan GonzalezThere's actual advice to take -- strategies, numbers, metrics, blah blah blah.

I’d be getting a better interest rate than market and the purchase price difference is negligible so I would actually cash flow more in the bond for deed scenario.

Considered buying a piece of land and building a cabin or even glamping (somewhere we'd love to visit often and use). 

Then you've got all the pieces playing off each other and can start benefitting from consistent exposure.  

Due to taxes, the up and down nature of stocks and also out of a desire to actually own something real and tangible, I decided to invest in real estate.

All of the other comments are great, I will just add one piece of additional advice, decide what you want your investment to look like five years from now.