Hi to all. Financial Strategies----I bought land when I felt that I couldnt afford it, but bit the bullet and now Im glad I did. The axiom "The longest journey begins with a single step" I think applies pretty well. I actually bought three properties (all in SW Texas) before I felt sufficiently clarified to understand what my needs were and learned something important in each transaction. To date I have a 22 acre and two 5 acre properties for sale, and would likely sell exactly for what I paid for them and not cry that I didnt make a profit on them. Im content that money went into building equity and did not get frittered away on something else. But my main point is that its good to start small, stay flexible, actually practice buying a small piece of land somewhere, because it teaches you so much. For instance I have a beautiful property which is only 6 miles from a small town, but the surrounding mountains make it feel like the ends of the earth. Not a soda can or telephone pole in sight. A unique microclimate where rainwater runs down onto the property so that the mesquite trees have more water than generally the surrounding properties, yet I was unable to attract anybody down there so there was little I could do in terms of building community. I am in Utah now, and have worked my process somewhat backwards (think I got it right this time.) I now have a smallish community of alternative/ag people and we are looking for a property in joint, to reduce the cash outlay of any single party. I have realized that its easier to build the community as a first step than attract people to your ongoing project-in-progress, as people come with so many "must haves and preconceptions" , and I think we all worry about having a little control and do not desire to be absorbed by somebody else's vision...My friends and I have worked out all the compromises and find that we are pretty close to each other's vision, enough to make it work. We are even cohabitating on a rented property and are developing businesses on the side while we look for a property to buy. This tells you alot about your ability to work with and stand close quarters with one another. And, though it has been difficult evolution, I have gone from a totally "me" concept of land ownership to being okay with a jointly owned property. Small groups have greater buying power-certainly more than a single person..but this is common sense...Just my two cents for the day. Mike L.