We mostly develop new (SFR, and small commercial office condo projects which are sold to owner/users or investors (we handle lease up for investors if necessary).

Rather than beat the ROBS question to death, why not develop some strategies that would allow the beginning investor to get access to his money in the simplest fashion, then profit immediately from it.IMHO, kill the idea of ROBS and do something with your funds that make you money, both inside and outside your 401K, immediately.

I own 3 properties in the Nashville area, and 2 of them are rentals in the same condo development.

Developer/builders can double their money in a year with the right set of circumstances.

The relationships you develop are just as important as choosing the market that fits your strategy.David has made some observations about the zip code you chose.Any Particular reason you chose this zip and this property?

I've been involved in municpal planning as well as non-profit development.

Another was for development.

In other times return can be much lower than developed land investments.

Do any of the properties have a view.Example with the houses someone could demo the house and rebuild to take advantage of the view.The 5 unit maybe it could be scraped and a higher density could be built on the land (more stories or spread out more).Mike you need a broker with a land development and income background to help you figure out the highest and best use for holding the current property,changing the current property,or selling the current property.

In addition, how would you get access to the development?