We have a couple of projects in process right now.. 11 units cluster cottages and 2x sub 50 apartment projects. 

You’re doing exactly what most successful investors wish they had done earlier 👏A few solid thoughts for where you’re at:What to learn now: Deal analysis, basic finance (cash flow, ROI, leverage), and market fundamentals matter way more than advanced tactics.

I want to buy land lots and develop subdivisions and/or build infrastructure to then do long term commercial leases.What advise would you give to get started on a project without land development experience?

You can learn the basics here for free.

Then a quick drive through a Class D area, so you understand the difference.We just did one last month here in Detroit, and showed the investors our advertised rentals in a few Neighborhoods, then 2 rehab projects we are doing.

Property overview (high level): Stand-alone commercial buildingLarger and more functional interior layout than the prior locationFully built-out commercial kitchen (hood, suppression, bar, etc.)Adjacent outdoor patio space already set up for dining (big upside)Comes with all FF&E includedNo residential component — pure commercial use  Deal structure (seller carry): Purchase price written at $1.2M~$1.0M attributed to real estate~$200k attributed to FF&E (included in the sale) Seller financing on $900kBuyer cash in at closing: ~$275kInterest-only period initially (no balloon language currently in the contract)Target hold: 5 years, then refinance into a 25-year commercial loan  Business context: The restaurant historically did ~$950k/year in revenueWe are owner-operatorsConservative projections show the business can remain profitable even with slower $1k days mixed inGoal is consistency, margin cleanup, and NOI growth — not aggressive expansion  What I’m hoping to get feedback on: Does this structure make sense from a commercial real estate perspective?

PLUMBING — SUPPLY LINESRemove all accessible galvanized supply lines in basementInstall PEX trunk and branch system to each unitNew main shutoff and individual unit shutoffs (label by unit)Proper supports, labeling, and pressure testNo in-wall work unless absolutely necessaryPLUMBING — DRAINSReplace all horizontal cast-iron drain lines in basement with PVCReplace only visibly failed vertical sectionsAdd minimum one accessible cleanoutCheck all vent stacks in atticInsulate exposed vent stacks as neededTie into existing stack and sewer lateralELECTRICALRemove abandoned/exposed knob & tube in basement and attic onlySecure open junction boxes, cap unused wiresPanel tighten, label, safety checkReplace unsafe breakers if found (no panel replacement unless quoted separately)Install basic LED pull-chain or strip lighting in basement common areasWATER MANAGEMENTSeal visible foundation penetrations and cracks (interior)Improve grading where soil slopes toward foundationAdd/extend downspouts to discharge away from structureI suggest doing a renovation of the units individually to achieve the targeted monthly cash flow and appreciation. 

Solid plan... the issue I face with your first point is time wasted = money left on the table... instead of waiting for a correction, I feel that building from the ground up is the move, this way you're creating your own opportunity rather than waiting for a unicorn project.

I’ve read several real estate books, understand the basics (NOI, DSCR, cash flow vs appreciation), and my goal is to start building long-term financial freedom through buy-and-hold real estate — ideally small multifamily (2–4 units).Given SF prices, I know investing out of state is basically required, and I’m totally open to that.

My target would be low income housing style basic homes. 1800 SF, 4,000 lot, contractor grade styleWhat is a good land cost ratio to ARV I should be aware of?