It's a lifestyle for me.

Barbara G.Right, many factors to consider...

Thanks for the insight as I am factoring the risks as well.

It's more of a lifestyle plan... my kids and I all need a house and this would be my version of sequential "house hacking".Also, this wouldn't preclude me from doing other flips if I had the interest.

@Celina Sherbrooke there are a lot of factors that need to be explored when it comes to selling raw land.  

Perhaps investors are willing to buy with lower cap rates, perhaps investors are willing to speculate more, perhaps there are rent control rules/laws that need to be factored into the analysis, etc. 

Many urban core professionals who are from the baby boom generation and also formerly lived in the suburbs are finding their lifestyle improves when they can remove their formerly tiresome commute from the daily grind.

If those 40-55k comps are "after repair" comps, then you need to factor in the cost of repairs.2) What the current owner bought it for in 2005 is largely immaterial.

Or if an end buyer is putting up the money will they just cash me out on the front end ( most likely scenario if you have a cash buyer)  yes or no.Just go through this list and then ask him or her the pro's and con's of each and what your risk factors are..  

Are you factoring in maintenance, capx and vacancy in your cash flow?