They may never reach it or they may go over 50% take your pick.What will it cost to replace your roof in 25 years or what will your rent levels be at.

Ton's of good stuff here for you to learn.For a HML you can reach out to @Bob Green to see if he can help.

If you are looking to invest in Memphis, TN I would suggest reaching out to him.James Wachob

Besides the transaction/holding/etc. costs, you now know what you can roughly pay for land.Feel free to reach out if you want to chat a bit more about it.

If you are trying to reach cash buyers nationwide, you could mail to a ton of cash buyers using something like Findcashbuyersnow, but it costs about $2,500 for access.

Please reach out directly with any questions and I look forward to crossing paths soon.

It's best to reach those eager investors by all means if I wish to get a bigger piece of the pie.

Be sure to check out all the resources the site has to offer such as the Ultimate Beginner's Guide to Real Estate Investing:  https://www.biggerpockets.com/real-estate-investin... and the free course:  https://www.biggerpockets.com/courses/a-beginners-...If you have any questions I can answer for you, feel free to reach out anytime.  

I've reached out a little and put out some feelers to see who might be interested but I need to get more aggressive in finding the right person to lend this money to.What should I do next to make this private loan happen?

Bigger Pockets is the best way to go when reaching out to experienced investors and getting deals done the right way.