Like the density, gentrification, global travel recognition, varied neighborhood uniqueness, walkability, diversity, etc. that only a walkable, dense and European like city can offer.

Owner occupant of a unique three-decker in Worcester.

First you need to do the land(Phase 1) utilities/roads, and divisions of the land that would be phase 2.

HOA bylaws are going to be unique to each organization, and can change at any time based on member voting.  

Before you respond with "but I won't want to be a real estate agent," consider that in both your OP and in this post you are merely describing much of the job of a real estate agent ("market and bring a buyer to the table") but proposing a unique commission structure.

This is a case of not understanding simple arithmetic - literally, addition, subtraction, multiplication and division.

Great resource for a quick search, but also sounds like you need to get in touch with someone now to discuss your unique situation.

We have a unique portfolio and know how to redevelop and operate.

The smaller the better.When you are talking with banks use the term "line of credit"....I know, I know...it sounds like I'm splitting hairs here but a HELOC will usually direct you to the residential division and the Line of Credit will take you to the commercial division (I discovered this over time asking about this subject). 

@Brandon Sturgill yes, I agree - each area (and street) is unique, and there's no value in mechanically applying a price-to-rent ratio or 1% rule without considering broader factors.