I am considering working with a property developer in NJ to buy land, build a duplex/triplex and sell it (6-9 month time horizon).  

First time investor, hoping to obtain my first duplex soon, and this family land purchase is on the horizon as well.

I want to create a fund that will allow me to purchase distressed homes, fix them up, and sell with owner financing (possibly including a 5 year balloon so as to be able to recapitalize periodically and give investors a shorter horizon).

As inflation drives rent growth, properties in stable markets like the Midwest can continue to deliver returns even in higher-rate environments.Market Conditions Favor Real Estate RecoveryThe commercial real estate (CRE) market has faced significant challenges in recent years, but signs point to a recovery:Bottom of the Market Cycle: CRE appears to have reached its low point in late 2024, with 2025 marking the start of a slow recovery phase.Limited New Supply: High interest rates have curtailed new construction, which should drive rent growth in the coming years.Policy Changes on the Horizon: There is growing discussion about potential policy shifts under the new administration, including a return of 100% bonus depreciation and lower interest rates.

When you invest, it is a good idea to have a 5-10 year hold horizon that you are planning for, not just looking at the immediate situation in an area. 

While this strategy requires a longer investment horizon, investors can benefit from significant property value appreciation once these areas reach maturity.3.

But yes turn key properties along that line for starters and yes in my area is my market horizon for now.  

I'd make connections with realtors, join local meet ups and expand your horizon.

Picture the BIGGEST graveyard in the world, stretching as far as the eye can see, horizon too horizon.

(Available time, money, income, family situation, credit availability, time horizon, real estate market location and phase, medical situation, etc etc.)