I think this is due to people having a wait and see approach for now anyway.

Taking this side door approach to find investors to back you has proven to be very successful."

How should I approach this?

I'm considering approaching the town to have it converted to a 3.

But for those that are looking for a more systematic approach our track record is pretty solid, and I'd put our coaching up against anyone.  

But, the net result of using them can result in an average "per-lot" cost savings that approaches 30%. 

I have never done that before so looking for advice on how to approach and structure similar deals.

Not buying on MLS, I'm talking about approaching a motivated seller and "solving all their problems". 

This means the appraisal will be based on a sales approach. 

More importantly though I think, I have several friends I can lean on who are commercial developers who can help build out a pro forma to filter leads when they come in.Big picture, I'm wondering how you might recommend approaching commercial property owners with direct marketing??