@Brandon Boyce - Local Facebook real estate investor groups, by attending local RE meetups, direct mailing campaigns, paying a VA to cold call, word of mouth by telling everyone you're a real estate investor, maintaining solid relationships with sellers (I've had an off market property sourced to me from a seller of a property I bought), developing relationships w/ wholesalers and investor focused agents who have "pocket listings". 

We are expanding this concept to higher valued add deals and going all in on ADU development and taking advantage of this historic convergence of market trends, demographics and political climate.

As for flood or no flood every property, every structure is at risk of flooding even if they are not in a high-risk flood zone and some of these flood zones are more political than most people realize, my real meaning is that most of Houston (as an example) should be in a flood zone but selling homes that require flood insurance is a deterrent (especially if a new development) so maps get redrawn not giving the real risk this is why 90% of all the claims that came in from Harvy were in X flood zones which are considered low risk.

@Donald F.Talk to your CPA / Attorney as you want to make sure everything is by the book.Are you and your partner contributing the land into the JV agreement where the developer will build on?

There's few different techniques for appraising property.

We want to purchase 53 acres, split it into 12.5 acre tracts, develop it and resell.

Question for all my developers out there.

I live in the Seattle-Tacoma area so neighborhoods that are outside the city, developing, and still an easy commute to downtown make sense for me.

Prefer someone local, so I can sit down face-to-face and develop a relationship with a real estate savvy person who knows the local market.

To keep it concise - I've been working for some of the largest multifamily property mgmt and development companies for the past 15 years of my career, most recently managing a portfolio of properties over 2k units with a value exceeding $2B.