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Get a vision. Write it down. Be as specific as possible. Start chiseling away at it. And when the opportunity arises, throw your best pitch! What does that mean? Don't waste your time low balling people. Honor people and they will honor you. Remember, knowledge is power. Things that are not right for you are ideal for someone else. I remember hearing artists who paint exclusively seeking north facing land. They wanted to avoid direct sunlight. I once introduced a buyer with a seller and got a 4 figure commission without asking for it. I wanted to buy land in order to sell parcels off at affordable prices. Someone parceled off a piece of their land and did for me what I wanted to do for others. Get a vision, and don't keep it a secret. And if you are looking for a partner, find a partner that promotes your vision. That's a "green flag."