We worked with a local agent that we really enjoy and this house was listed on the MLS.

I always suggest doing a CMA of comparable listings which we can help with in Quintana Roo. 

Purchase price: $67,000 Sale price: $77,000 Found this lot on Zillow listed by the owner, texted him and negotiated a 10k reduction from asking price.

Hamlet please don't be offended but the points you listed above are fallacies, and I hope you will realize that with some experience and education.

On the off market side I just need to build better lists and get the right phone numbers.

Newer community finalizing construction- primarily off listing.

The big loophole I see on this is on item 7 of the attached document. 

There are several factors that could contribute to the lack of attention given to listings for vacant land.

@Nathan Harden yes lending has been the biggest hurdle, we also originally were aiming for 75k value to invest in however this deal came across us newly listed and we were the first to see it.

For sure need to sell and 1031 the proceeds into something else.Spend some time dialing in where you want to park the money before you even list the townhouse for sale.