FHA for example requires 3 years of life left on a roof.

You can ask buyers to use your closing office to negotiate a better rate.If one tract is preferable, you might list it last and for more per acre as folks tend to get the good ones and you are left with the hard to sell land.Please post a drawing and suggested splits as I appreciate learning from others ideas.

The home was built in 2018 so the major items on the home A/C, roof, water heater all have more than enough life expectancy left. 11/month HOA, 4,000/month CDD.

You left that out.

Not even a full moon and my short term tenants in both houses left me messes. 

Then I would check to see if the property’s cash flow can service the private party debt and if so, what is left over for me.

Oh yeah…..I left out how this all went down in the middle of a pandemic and I lost all of my financing a week before closing.

Like I said, I have no idea what my left and right limits are or where to even start with such a project cause I’ve never even considered such a thing until I came across this one.  

Just hopped back on BP I've been busy the last few months as you know @Kenneth McKeown - I remember that first phone call with you back in June 2018 and how much our investment goals aligned.

On the other hand, it could be 100% truthful but they left out the years of building a team or fine-tuning that one marketing piece that kills it.