Antonio,Follow the above advice and you should be able to come up with comps, listed or not does not affect the process.When working solo, especially as a newbie having on intimate knowledge of your area of operation (like Jake mentioned) is key in being confident in comps and knowing what is and is not a deal.

If you have a net operating income of $40k and the offer is $100k per acre for 3 acres the effective cap rate at the offer price is 13.33%.

Great area...very clean, new and virtually next to no crime.

If that is impossible, do as much research as you can online, but it will not be easy to wholesale "virtually".

There is no statute being broken, so next time anyone tells you something is illegal demand they provide the statute or stuff it.However the lender has rules and without them co-operating your not going anywhere.

For example, if you operate two separate farms on which you grow different crops and you keep separate books for each farm, you should make two separate elections to postpone reporting insurance proceeds you receive for crops grown on each of your farms.

What game do you want to play - that is the question you must ask and then learn how to do it in and out.If you intend to be a landlord (based from your post), you need to understand landlording and more specifically, operating expenses and all expenses associated with rental units.

What is a performance group: a group of investors who communicate regularly to share operational and planning ideas, and to act as a “board of advisors” for each of its members.How it works: Gather 5 or 6 investors who are dedicated to building their business.

BTW I would be an owner/operator, using 3.5% down/FHA loan, approved in the high 900's but open to suggestions.

It takes three remotes to operate it.DonI appreciate the compliment Bryan.