I'm favor of creating a new LLC partnership. 

It’s vacant land and it’s multiple sellers on the title (2 other brothers) Im planning on doing a sandwich lease and I already have the numbers favorable and she’s ready to give me a deposit!

True, they may throw off some dividends, but these are minimal in a broad-market index and, at best, relatable to a bond.Real estate investing is multi-dimensional while equities are primarily monolithic - in real estate investing you'll participate in the cashflow, appreciation, and equity growth that you mentioned in your post, while also benefiting from favorable tax treatment. 

For example with your house, they likely think that the house is vacant, it was just sitting there so them being in it is like theft control and they are doing you a favor. 

Different lenders may have slightly different underwriting requirements that could work in your favor. 

On top of the difficulty, it is rare to find an appropriate parcel of land that has the proper zoning or would gain favor from the municipality with respect to re-zoning. 

For example, I might change the lease-end date to a more favorable month for me, or if I've updated my terms there is benefit for having a new lease. 

Especially as they continue to pass laws and favor less landlords. 

HGTV has not done us any favors...definitely romanticizes the whole process. 

If your tenant wants to do a concession NOW would be the time to analyze every part of your lease and see what can be negotiated back in your favor.