Once you know what is needed then you can lay out your plan which begins by determining the highest and best use which may or may not be a gated subdivision.That being said, in general you will need a civil engineer to do the land planning and subdivision work including road design, utilities etc. 

Reason be is since i am in the automotive industry ( i own a performance shop as well as used car dealer ship) i want to make sure i have a steady income past retirement as I am sure most on here do as well.

@Kevin OBrien when I decided to seriously start in REI in 2017 (I had been renting out a previous residence since 2013, but that was not a serious business) I was in automotive management, working 50-60 hours per week, including every weekend.

I grew up in north Jersey not far from NYC, now living in an apartment in Parsippany, NJ for a nice commute to my job as a Quality Engineer. 

Also, spend some time reading about search engine optimization (SEO) so more people will find your entries.NetworkingIt’s all about who you know.

In approval process and in abour $16k to engineers for plans, permits etc.

I have an engineering background so making things "pretty" and understanding what attracts the eye is not my forte. 

Your job as an investor is to reverse engineer the opportunity in order to intelligently evaluate risk/reward.As a newbie investor, are you able to do this?

You'll need an architect, structural engineer, MEP engineer, and to be able to get the project approved by your city.

I would reverse engineer this and figure out what your time is worth.