- How to develop a business plan and business model for developing a new community (is there a good template out there?)

Agree with @Bill S. but will add...The way I was able to acquire a handful of rentals quickly was using that 70% model.

I have a good head on my shoulders, but I am looking for that extra piece of expertise to get me in full go.

That is the exact model that I use.  

Some HOA's are run by power hungry non professionals and can ruin your business model.  

These are all things you can back-of-the-napkin model on a spreadsheet.

Very interesting model.

Any suggestions or expertise

When I built a spreadsheet projection to model/replicate what he'd accomplished, I think he turned $80k cash into $3 million of equity in 5 years....and I got really excited.

Once you do this, you can model different scenarios for selling in different years (taking into consideration rent increases, expense increases, capex, appreciation, and debt paydown) to determine when you have the best IRR.