I've seen scenarios where people buy "off-market" deals and offer a crazy upside, but in reality that deal was worse than one that sold on the market, and the comp they used on the upside was a seller finance deal that sat on the market for 280+ days...my job is never to convince anyone, but I always give them an opportunity, even if they want to go another route, to send me those deals so i can analyze them for them.

@Kaaren Hall, thank you for joining the discussion; you are the right person to offer some real help here.

Don't be fooled there are fair number of seasoned investors in that market (for proof see my failed 3-4 offers that were beat out), they just dont feel the need to discuss the market online here because it seems like a bit of a tighter network. 

Miami Dade County has launched a landlord network to offer support to landlords and property managers accepting to work with the different types of rental subsidy programs they offer.

I offered $220,000.

Here are the other lenders I found in Spokane that offer land loans: Idaho Central Credit Union, Numerica Credit Union, and Global Credit Union. 

Each 506(b) offering allows up to 35 non-accredited investors to participate. 

I ended up offering it as a lease with an option to buy.

   Save your self the headache, call three contractors, don’t offer any suggestions, let them give you their opinion.

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