I was thinking about trying to do a joint venture with the interested party, in a deal where I would not have to put down any financing. 

There seem to be several ways we can approach this:Sell the property as-isSplit the lots and sell them individuallyPossible joint-venture with builder / developerClient does not have funds to develop property themselvesI wanted to get some opinions from experienced land developers on how you think we should proceed or what the best course of action would be.

You could even wholesale it then or do a joint venture.Wishing you all the best!

I have a BP blog "make money with out credit or banks" that talks about lease options, sub2, wraps, private lenders, joint venture partners and more :)

If so, it's a Joint-Venture and no securities are being sold, so securities laws aren't relevant.

If the ARV is $100k and you've got to put $40 or $50k into it, after you joint venture with someone for the missing repair funds, you'd still be making hopefully around $30k anyway.Sell it, now you've got $65k to re-invest without the headaches of a flip.  

@Bill Gulley So next question is do we need to form a joint LLC? 

Depending on your comfort level and being able to find a joint venture partner or hard money lender that could be an option for you to accelerate your investing funds.

Another aspect is the availability of fractional financing under conventional loan guidelines, a TIC owner may sell and finance their interests as a conventional residence, like a condo loan, staying out of commercial lending requirements.Unlike other joint tenancy forms of ownership, a TIC owner may leave their estate to chosen beneficiaries instead of other owners.

@Adam BossenI coach wholesalers scale their wholesaling business by using their same marketing dollars and doing more with those dollarsThere are deals out there but you throw the leads awayFor instance let's say you had a light rehab and 100,000 needed 5000 work70% of the hundred thousand 70, subtract 5000 for the work, and subtract 5000 for the Wholesaling fee and you left with 60You can JV with that particular home seller and use your money to fix it up; you figure out the closing costs and sales costs, get private lender money and pay the interest, fix it and resell, you pay the homeowner when it resells, no payments to the homeowner until it sellsSay it costs 10% to sell, 5000 in work, 10,000 in a JV fee, net to the seller on the joint venture is 75k, better than the Wholesaling offerFor houses that have no equity but they're pretty and don't need work, are in good areas and have good schools and low crime, you can buy on subject to, buy on a wraparound mortgage, or do a lease with option and then assign the deal.