You need to go work for a developer first.That's how I learned that business.I wasn't an employee but a friend had a old coin laundry built in the 60's and a developer was approaching them to sell for redevelopment.My friend brought me in (as an agent) to help negotiate with the developer.The developer then brought me on to help with assembling the other 20 parcels on 25 acres for a new mixed-use retail development as they were impressed with my negotiating.Over the next 2 to 3 years a learned a lot about development.I was mainly on the front end doing land assemblage however I was included in many meetings and learned a lot.How long the development takes is about funding,structure,politics,timing,and size.The bigger the size the more it impacts an area and the more regulations and controls they put on it.The developer can typically partner with the land owner or set up an equity share structure on the back end.The developer typically takes small consulting fees during various stages of putting the land together,meetings,first phase of construction,etc. until completion.They make the most on the back end when they have performed.A project can have more than one developer or a single company it just varies.I haven't done any land development in years.Most developers are taking cash and buying reposition plays in good areas for less than build cost where they re-skim the outside.New development is still ongoing but it's in really great areas that are a safe play.From what you have stated you are not ready to take on this task.The money you think you will be getting will pale in comparison to the lawsuits that hit you when you screw up and lose people's money from inexperience.Don't think a disclaimer will protect you as they will come after you anyways.Why don't you list the land and market it to developers and take your commission that way and let the developer take the risk??

I don't think a COC return works well for comparison and it flat-out sucks if you're forcing value increases or are investing to try to improve the terminal cash flow.  

I think what I'll do though is write out the comparison of the two, without those factors, and see how they line up. 

No underlying comparison here.

It doesn't cost very much in comparison to the deal you're trying to get. 

Try looking up the properties on the awning airbnb estimator, you can see a comparison and dig into some nearby Airbnb's to understand rates and vacancy

Unless you are buying a very unique product to where there will be more demand in comparison to supply.

All other buyers will pale in comparison as they try to nickle and dime the seller.

I did not realize what you offered in comparison and you will be my obvious choice..

LOL.but I like were the states are going.. as I can really provide some guidance and give those who understand that being in total control of the asset is a strength in the market place.My thoughts on RE brokers Vs and vi wholesalers.. is there really is not a lot of comparison.