Fees: most jurisdictions (cities, counties, et al) have multiple fees associated with new development. 

Can anyone give me a current update on their recent experience with Thom Garlock and Teton Land Development?  

Most investors from California like invest in the midwest into growing cities with massive tech development that are also landlord friendly.

Developing a team of local professionals are great...

In a nutshell, IL (where I live) too expensive of a market, but WI, MI, OH etc seems like you’d get more bang for your buck. also,  you can look at a City’s  consolidation plan and what their plans are for development to get a good forecasting of housing booms.

I think the solution is to partner with an experienced builder/developer and then build the client's home. 

My BIG land development plays ( entitlements) are doing very well we are going to come in as expected and my client i funded is going to make life changing money I mean 8 figures.

Francisville is developing more businesses opportunities and more people are moving in that area;however as the home values keep rising in Louisiana, people are looking for more affordable housing 20 minutes away in Woodville.

Learn where that quality lies in quantity, then develop a road map to that location (or locations).  

Step back and develop your world view.