This town lead right to one of the largest lakes and most desirable houseboating/boating/vacation spots in the country.They have put together a team to help improve their economic improvement plan and are working on incentives to bring business and industry to the area (incentives are necessary in California!)

I know the town fairly well and consider one of the city's oldest and largest developers a close friend (and stay at her home near Santa Barbara when in the area).If you are merely looking for udeas in what to do with the land as an owner/developer trying to attract a JV partner/builder, then spell out what you have as the prior poster requested.If you are trying to attract something more, then upgrade your membership to Pro and post in the marketplace section.

Some times better to follow the wheel then recreate it.My two cents Alex

I am one of the larger if not the largest HML in Jackson ...and have been for years.

@Bob CollettI think IREM is a great organization (and I believe the largest PM organization in the world).Quality education, events, etc.The CPM designation is very well-regarded in the industry too, if you have the interest / dedication to achieve it.

Users, investors, recreation.

Maybe a little low - however since we are building and I know the quality of materials we are using I have a good handle on how long they will last/cost to replace etc.If they are new builds I think most of what you would put there depends on the quality of materials used, quality of construction and the types of things that will start to wear out first based on your weather etc.Roofing, siding/windows, water heaters, appliances, exterior paint, etc are what I would foresee needing attention and the largest expenditures as time moves on (and for those of us in hail prone areas  - the random damaging hail storm)If I follow the new construction route for an extended period of time I'd plan on selling around the 10-15 year mark so I avoid the maintenance issues that will likely start popping up around then.We will use SmartSiding which has a 50 yr warranty, Smart trim and if my partner can get a hookup on some discount or odd lot Class IV impact resistant shingles we'll be using those on the roof.  

If you have questions, I strongly recommend you hire experienced, competent legal counsel to answer them for you.Re-read Bill's post(s) regarding who you listen to (I co-owned and ran one of the largest REI clubs in Texas for 7 years, my family has been in SFR RE in Texas for 5 generations, I bought my first investment property in 1996 and have done over 300 deals since) and what the Law states in Texas regarding contracts and Real Estate ( I suggest you start here: http://www.statutes.legis.state.tx.us ).The largest wholesaler in Texas by volume appears to be United Investex USA X, LLC (where X is a #) dba New Western Acquisitions.

In some instances, pre-paying makes sense.... but verify everything on their app even more for dangling an unnecessary carrot upfront.It's not the pre-paying in and of itself that's the largest red flag here-- it's a tenant offering to pre-pay a year's in advance before you even run their application.

I've been reading a lot on housing wire, nasdaq, market watch, and mortgage orb, and it seems a big discussion occurring is whether or not nonbank servicers should have more regulations.Here is what I learnednonbank special servicers wield $1.4 trillion in mortgage servicing rights out of a nearly $10 trillion marketnonbanks use short-term financing to buy servicing rights for troubled mortgage loans that will likely not pay off until difficulties resolve in the long-termInfrastructures might not be able to handle the responsibility of servicing large volumes of mortgage loans17% of the 30 largest mortgage servicers were not banksnonbank special servicers more susceptible to economic downturns that could increase nonperforming loans that require servicer loss mitigationnonbank servicers don't require same capital levels as a large bank lenderreason for standards for banks was deposit insurance and the sense that IDIs could impose risks on taxpayers (not applicable to non-banks)A recent report from Fitch Ratings suggests rise of nonbank servicers threatens private-label residential mortgage-backed securitizations (nonbanks now service 74% of all private-label securities by loan count)higher risk to GSEs buying from nonbanks due to a counterparty that may default on financial obligations (representation and warranty obligations)Elizabeth Warren, instrumental in formation of the CFPB is pushing for study on nonbank servicers.I know there is a variety of different professionals on BP, and I'm trying to understand and, more importantly, weigh all the pros and cons and consequences that would occur if the FHFA were to impose stricter regulations on nonbank servicers.