Are there any investors that buy land in Chicago and/or northwest Indiana?

I also put the first lender on notice and get a written confirmation if my borrower is in the process of a water landing I can step in and take over the project. 

There are no restrictions on the deed because the waiting period for previous owner to reclaim the land has expired.

And to my surprise in nice shape!

Next, is the lack of a team on my part.I am aware there are several types of people I want to be in contact with, especially because I want to go the route of having my houses under land trusts (managed by) LLC (managed by) Living trusts.

I use my account as POF when I submit offers.The issue I have is a house I want to make a solid (over asking price) offer and think I can land a decent deal.

I don't have a lot of capital so my financing options seem to be narrowed to a 3.5% down FHA loan.Several houses have come up that look like duplexes but each unit is on its own parcel of land and they have a shared wall (called twin homes).

My realtor stated it won’t go for near asking price and that because It’s a total gut that they’ll probably accept an offer based on the land only.

We'd like to connect with a real estate attorney here in San Diego who is also an investor, or has experience working with investors. ...For starters, I have a 23-page operating agreement for a land entitlement investment that I'd like to have someone look over to be sure it covers us as well as the company who is presenting it to us.

The property is in good shape and I have no doubt we can fill it up next year under new management but the year turn around time will mean the cash on cash return is horrible for the next 12 months.