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" ... Owning 30% of a project means owning 30%. Just because you didn’t have to put money in doesn’t magically boost your equity to 50%. And a golf course isn’t actually worth the two dozen megamansions one might at some point build on that land. You might need zoning permits and environmental surveying -- not to mention you have to actually build the homes and sell them at prices high enough to hit the profits you projected on the back of an envelope years ago. There are plenty of stages where things could go wrong, and if the housing bubble taught us anything it’s that real estate doesn’t always go up, up, up. It’s a stretch to say the current value of a piece of land is exactly what the profit could be on a bunch of homes in the future if everything goes according to plan. ... "