If they're not, it's a long and involved (and expensive) process.Most often, the larger parcels will be developed into graded lots by one of the regional development companies, then sold to regional builders to construct and sell the finished homes (and potential commercial components).Smaller developers (like myself) can take on the smaller parcels (say, 10's of acres) that are too small for the regional companies to touch - there's an opportunity for your client to partner there and capture more of the profit stack if s/he's interested.Regardless, there's plenty of brokers who work in the space and broker between land owners and developers for owners who aren't familiar with the business. 

If this project stays profitable, we would like to repeat the project since there is an abundance of land available with the valley and we only need about 1/2 acre to make it work.  

I think it is pretty obvious sub-metering utilities is one way to significantly increase a park's profitability. 

in so cal it would be RARE to have a lawyer involved in this transaction @David Weintraub  we are a title and escrow stateso take out the 1k  and the two addition doc review fee's 750 and 795  those are straight to the lender for his profit side.other than that fee's are fairly standard..

Frustrated to know that 50% of my income is going to taxes, I'm thinking how can I grow my business and create more jobs when 50% of profits are taxed?

My goal is to have a nice place to life for a while that we will fix up and maybe sell for a profit 5 in a few years due to equity created in rehab.

Large Multifamily can easily afford a property management company without eating too much into the profit.  

If you want to pursue this, I would suggest that you hire an attorney to discuss. 

Either other investors have "ins" and can get work done much cheaper than I believe it costs (based on what I was paying in CT) or they are ok making very little profit.

When we sell, some of the profits will end up paying those loans off.