Investing in Land Development: Strategies for Cash Flow, Tax Benefits, and Equity Growth w/ Ray Mazzie @ Southern Waters Capital

Welcome to The Legacy Wealth Podcast where we help accredited business owners become educated & get access to, private investments that the wealthiest investors in the world utilize to grow their net worth. We do this by providing insight & access to successful fund managers & investors across multiple asset classes.

I’m your host, Pascal Wagner, and today we are interviewing Ray Mazzie w/ Southern Waters Capital , and we'll diving into:
- The security of property rights and the role of land development.
- The process of zoning and entitlements in land development.
- And Investors in land development deals provide funds for income generation.

Links from this episode:
- If you're looking for highly vetted opportunities to invest in, get access to our deal database of alternative investments & join our investor club at www.getfundbase.com.
- Watch the show on YouTube here: https://youtu.be/4o6PRE5T7d4

Links from our Guest:
- https://www.linkedin.com/in/raymazzie/
- https://www.linkedin.com/company/southern-waters-capital/
- https://www.southernwaterscapital.com/

Time Stamps:
00:40 - Intro
01:00 - About Ray and his company, Southern Waters Capital
03:00 - The value of land and the importance of location, purchase price, and having a balance sheet
04:30 - The security of property rights and the role of land development.
05:00 - Discussion of different asset classes built on land, including build-to-rent, manufactured housing, and traditional multifamily.
06:00 - Explanation of the role of Southern Waters Capital as a developer and their involvement in various types of housing projects.
08:12- The process of developing lots for home builders and the benefits of working on master plan land.
10:00 - Understanding of investors' and consumers' needs at different stages of the value chain.
11:00 - The process of zoning and entitlements in land development.
12:00 - Cities and counties decide how they want the jurisdiction to grow.
14:00 - Land use and zoning affect density, setbacks, and height restrictions
15:45 - Investors look for cash flow, tax benefits, equity growth, or a combination of all three.
16:12 - Investors in land development deals provide funds for income generation.
19:31 - Negotiating with a large developer resulted in a land lift and additional capital allocation.
21:15 - The equity appreciation in land development is a long-term process.
22:00 - Land development is a get-rich-slow game.
23:30 - Exploring the appeal of land entitlement as an investment.
25:00 - Land entitlement investments typically last 12 to 18 months.
26:00 - Contributing land to the partnership at a higher valuation than the purchase price.
27:00 - Discussion about staying invested for future benefits.
28:30 - Importance of conducting due diligence to identify potential issues.
29:30 - Potential environmental issues and the need for assessments.
30:30 - Considerations for water management and avoiding flood plain issues.
31:30 - Need for comprehensive expertise and consulting professionals.
32:15 - Acknowledgment that anything and everything can go wrong in land investments.
34:00 -  Timing considerations for capital markets and political gain.
35:00 - Importance of surveying, zoning, and engineering assessments.
37:00 - Completion of zoning, land use, and environmental assessments before involving investors.
37:58 - Ray explains that most land developers take the initial risk.
39:32 - Ray highlights the rare opportunity to get involved in their deals at an early stage.
41:31 - Ray emphasizes the tangible and controlled nature of land as an asset.
42:54 -  Ray talks about the current and future performance of land entitlement.
45:08 - Ray discusses a specific project they're selling off for profit while retaining entitled land.
46:15 -  Ray's background in law and working for Governor Scott.
47:32 - Dean Myro's experience in capital markets and project finance.
49:00 - Ray mentions a project in Hudson, Florida that he had to let go due to time constraints.
50:00 - Ray's experience with gopher tortoise surveys and the cost of removing them.
51:32 - Ray discusses the cost and challenges of creating a gopher tortoise sanctuary.
52:05 -  Ray advises thorough research and consultation with experts before making investments.
54:19 - Ray discusses the changing flood elevation during a project, causing significant delays and costs.
55:32 -  The need for thorough due diligence and official documentation to prevent issues like changing flood elevations.
56:55 -  The importance of investing in real assets and the fundamental drivers of value in the Sunbelt region
01:03:00 - Outro