The property is 68 acres and about 1,000 ft from a large river and has a Riverview hillside running through it.It is roughly half wooded and half cleared land with gravel roads accessing %65 of areas.The property has city water, electric, and gas at the road.Land was Purchased by Current owner in 2013 for $1,930,000.The County Assessment Value for the Land and Improvements combined is $2,182,900The land is in 4 Separate Parcels all on 1 deedThere are currently nine structures including a 15,000 SF basketball arena, a historic home with commercial kitchen, a newly built indoor horse arena, 3 dorm buildings (~3k sq/ft each), a 2 car garage and a few small sheds on the main parcel.The owner said he would sell it for $600k cash right now, but my father in law seems to think he could get it down to $500k.$1.9M land for ~25% leaves a massive margin.

I Love these forums so figured I'd throw a unique calculation I'm working on for those of you who like the numbers:The property is a 4 family in a hot suburb of Boston in the great state of Massachusetts.By the numbers:Purchase price: $650,000 (negotiating for less)Down Payment: 20%: $130,000Interest rate: 4.5%Debt Service: $2,635 Annual Rent:  $67,200  ($1400/unit expected to rise to $1600-$1700 in next 2 years) Water: $2200 (for all 4 units/year)Taxes: $9,000 (seems high but that's what was in pro forma)Insurance: $4,500Other Annual Expenses:Electric: $360 (common only)Gas: $300 (common only)Vacancy Expense: $2,016 (3%) (May be high estimate....)Lawn: $360Snow: $600Pest: $600Trash: $480CapEx & Maintenance: $9,408 (14% of rent) (May be high estimate....)I'll self manage to start until the rents get to around $1600/ea then consider property manager.Cash flow is about $500/month (before raising the rents to market --$76,800 annually) New roof, driveway, electrical throughout, and one unit complete renovated (about $70,000 of upgrades) recently put into the house.  

What about water, sewage, electricity, gas, etc.?

@Cramer Guzaldo There's a reason you don't see the water department, gas company or power company personally collecting from your tenants.  

Whirlpool, kenmore, maytag, GE all tend to be good picks for gas ovens.Gas ovens repair percentages:electric ovens repair percentages:Smaller Bar = Better chances you'll get a stove not a lemon...source:https://applianceassistant.com/New-Appliances/Most...

The city code doesn't allow me to hook up water, electric or gas separately for the ADU.  

Hello, I own a legal 2 family home in the Bronx. Currently the house has 1 meter. I would like to add a new meter so each unit is responsible for their own heat. I would also add a new boiler, water heater for the new...

If the parks are older, be sure to check the infrastructure (i.e. plumbing pipes, electrical, gas, etc).

Nearly all lands within a couple miles have now been built out, and it's all residential and lower impact commercial such as banks and churches, no gas stations or Walmarts.

I'm still working on getting some numbers from the owner but as of right now, what I have is that all units are rented out, tenants pay for power and the owner pays for water/gas/sewage/trash.