I assume these lots are facing a public roadway and that you don't need to build a new gravel or asphalt road.  

What blocks or areas to stay away, natural barriers that block the path of progress (large roadways, rivers, tracks etc.)

If I am looking at comps I am not only checking surrounding prices but checking for major highways/roadways/railroad tracks that separate different sections of the neighborhoods, I also look to find the same exact model houses for my ARVS (I don't compare rowhomes, ranchers and 2 story colonials with each other).  

I think the I-95 corridor is just too far, certainly in the short term with existing roadway infrastructure. 

The mover selects the route and it may not be what you think. utility lines, guard rails, bridges and roadways determine which way to go and the permits will probably be determined with the route.

Hang up illegal bandit signs on the road ways.6.

One of my friends had the family job of riding her bike up and down the roadway every day at dawn, looking for meat to feed to their dogs.There was no meat to be had at any price.

If the cars are parked on a public roadway , not owned or leased by the HOA , they dont have any right to fine , or say anything about the parking .

If you determine it to be viable, check on driveway cuts and accessibility from both roadways, and ZONING. remember even if you just stick a billboard or cell tower on it you will be responsible for taxes and mowing and litter etc.

My thoughts were ( and it seems to align with yours) to buy the land, developed it into leasable lots with all utilities and roadways and possibly installed a central pavilion and grass area for the community, then purchase a model manufactured home and up to five for placement.