It's around 4 acres of land that could be developed into a cul de sac with ~10 SF homes.However the lot currently hosts a 5k sqft commercial/industrial structure (made out of metal). 

This means anyone looking at the property will see it is held by a land trust signed by "attorney X."

Conventional wisdom would have said with rates so high (comparatively speaking to where they were) demand and prices would have lessened in more places and more quickly but in many places prices have held steady even as inventory creeps up.

I don't know all the rules but last I checked the funds have to be held in a separate interest bearing account and interest must be paid out each year. 

I held open houses - people flooded in.

THere are many real estate investing meetups that are held around the metro.

But I have not met all the gurus out there.That’s my bias on the subject, in a nutshell.

(I assume deposit is held by the housing program ?)

Put them on notice that they will be held liable if there is a claim while you are uninsured, since the lack of insurance is their fault.2.

Unfortunately, my Sellers held firm and we countered at 1.3.