The "dealer" provisions have nothing to do with flipping and are specifically intended for use by land developers..... 

In a market where there is a hot development flux the prices are typically inflated for existing units.

@Ronald Rohde great suggestion, we are focusing on Austin for this workshop but will develop one for the CP area since that is where we are based.

Not familiar with the San Antonio market, but I would recommend getting on MLS, craigslist, and FB marketplace and get an understanding of where in the city a lot of the flips, new development, and rentals are.

I have had ideas of developing senior living.

I do have some knowledge of the process of developing land as I work for a commercial general contractor in the area and I’m also a residential real estate agent so I feel like I have many pieces of the overall puzzle but can see the full picture yet.

Like you I know many large apartment developers that are just quietly slipping elsewhere.

And yes, with plans developed by the contractor's architect, they aren't likely to allow you to use their plans to shop around for another contractor with a lower cost.  

I have an R3 lot to develop in "Tony" West LA 90064.  100 foot frontage to the street and 150 feet deep.

I’m looking for ideas on how best to develop an in-town building lot I picked up at auction.