Would be happy to compare notes if that's helpful but without more details hard to know what to say.Are you planning on doing finished pads that you will then sell to end users or something else?

I believed in my own judgment, took smart risks, and learned something from every deal I backed.

Early failure is when hings don't go as planned at the start of something new, like a project or a job.

All my funds are already deployed, this deal would require liquidating something.

Am I missing something or not understanding the process? 

Also -  you said "non qualified use for 13 of those 18 years" or something close to that. 

Obviously I’m in Canada so would need a property management company so that would add to the expenses, but I don’t know, something feels right about an investment like this.

I didn't realize until then that some things were in bad spots, that I needed this or that, etc. 

I  would be looking for something near one of the many creek revitalization projects personally (I am hopefully playing a long game).

Please share your experiences on some things that worked for you and what didn't work, and also tell me if I am crazy for even entertaining any of this.