Find a location that suits your ideal customer and create a UNIQUE experience for them, whether its the location, the property, the amenities, the decor, the extras you offer, i.e. bottle of wine & chocolates, etc. 

Our company includes a residential, commercial, yacht, and castle division!

I worked under the head of the realty division and learned the ins and outs of managing, analyzing, and selling properties.

Check this out California Manufactured Housing Division

Like the density, gentrification, global travel recognition, varied neighborhood uniqueness, walkability, diversity, etc. that only a walkable, dense and European like city can offer.

Owner occupant of a unique three-decker in Worcester.

First you need to do the land(Phase 1) utilities/roads, and divisions of the land that would be phase 2.

HOA bylaws are going to be unique to each organization, and can change at any time based on member voting.  

Before you respond with "but I won't want to be a real estate agent," consider that in both your OP and in this post you are merely describing much of the job of a real estate agent ("market and bring a buyer to the table") but proposing a unique commission structure.

This is a case of not understanding simple arithmetic - literally, addition, subtraction, multiplication and division.