Development Services That Take Your Project From Raw Land to Completed Construction

ILCC executes the work: site analysis, feasibility, approvals, and construction management. Mike has personally performed each of these services on over 5,600 units across five states.

There is a difference between someone who advises on a project and someone who executes the work. The ILCC service line is where tactical execution happens: site analysis, feasibility modeling, entitlement navigation, and full development management. Mike has personally performed each of these services on over 5,600 units across five states, and when you hire ILCC for a service engagement, you receive 30 years of pattern recognition applied to your specific project.

Years of Hands-On Experience

0 +

Residential Units Built and Managed

0 +

Active General Contractor License

0 +

Projects in 8 States

Not Sure If You Need Consulting or a Service Engagement?

ILCC operates on two distinct fronts. The Consulting front is strategic: Mike advises on land use, construction approach, general contractor relationships, and real estate decisions. The Services front is tactical, and it is where ILCC performs specific, scope-defined work: site due diligence, feasibility studies, entitlement filings, and development management. Most clients utilize both at different stages of a project.

Consulting — Strategic Advisory

You bring a problem or a project, Mike evaluates it from all angles and tells you what to do. This is the consulting relationship, which involves guidance, strategy, and honest evaluation before you commit capital. If you are trying to figure out if your project makes sense or which direction to take, this is consulting.

Services — Tactical Execution

You have a project and need specific work done, such as a feasibility study, a filed entitlement application, or even a development manager overseeing your build. These are defined deliverables with clear scopes: ILCC does the work, not just advises on it. This is what you will find on this page.

Four Services. One Guideline: Your Project Is Done the Right Way.

Each ILCC service is built around the same principle: get the work done correctly before the stakes get too high. These are not generic consulting packages, but rather specific engagements defined by what your project truly needs at each stage.

Site Selection and Due Diligence

Buying land without due diligence is how investors lose money on properties they never should have acquired. ILCC performs a thorough site analysis before you commit: environmental review, zoning verification, utility availability, title restriction identification, and market suitability assessment. You get a clear picture of what the land can support, what it cannot, and whether it is worth buying at the asking price.

Ideal for: Buyers evaluating raw land, investors analyzing acquisition targets, and anyone who has been told a parcel is “ready to build” and wants a second opinion before signing.

Feasibility Studies

A feasibility study answers one question: does this project pencil out? ILCC’s feasibility analysis covers financial modeling, construction cost projections, market demand, regulatory path, and risk assessment — analysis that is delivered before you have committed development capital. Mike has performed feasibility on projects ranging from single lots to 240-unit communities, meaning he knows which numbers lie and which hold up when construction begins.

Ideal for: Landowners evaluating development potential, builders considering their first development project, and investors who want concrete numbers before committing.

Land Entitlement

Entitlement is the process of getting government approval to develop the land as you intend, and it is where more projects stall than any other phase. ILCC navigates the entire entitlement process: zoning variance applications, subdivision approvals, site plan reviews, preparation for public hearings, and presentation to the city council. Mike has been in those rooms hundreds of times, and he knows what decision-makers respond to and how to present a project so that it moves forward instead of being shelved.

Ideal for: Developers who need entitlements filed and managed, property owners whose project has hit a regulatory barrier, and anyone who has already gone through a denial and needs a different approach.

Development Management

Development management is the end-to-end oversight of the project, from land acquisition to the certificate of occupancy. ILCC manages schedules, budgets, contractor coordination, city communication, and milestone tracking, keeping your project on schedule and preventing your capital from disappearing into budget overruns. At his peak, Mike managed 50 staff overseeing over 1,200 workers daily across multiple active projects — operational experience that translates directly into what ILCC delivers as your development manager.

Ideal for: Developers who need a hands-on project manager, builders scaling up to their first large-format development, and investors who want someone held accountable for execution — not just advice.

These Services Are Built for People With Real Capital on the Line

ILCC service engagements are not for those just exploring. They are for buyers, builders, and developers who are about to make a significant commitment and need the work done correctly before the stakes rise.

Developers Evaluating New Projects

You have a site in mind, or you are still searching for one. You need someone who can evaluate the land, model the numbers, and tell you honestly whether the deal is worth pursuing. You do not want a yes-man. You want a developer who has done this 5,600+ times and knows what makes a project work.

Start with: Land Selection & Due Diligence

Builders Transitioning to Development

You have built many homes, and this is your first time acquiring land, navigating entitlements, and managing a project from the ground up without a developer handing you a shovel-ready lot. ILCC services cover the parts of the process you have not yet done, so your first development project does not have to be your most expensive education.

Start with: Feasibility Study → Land Entitlement → Development Management

Investors Seeking Professional Oversight

You are putting capital into a development project but you do not want to manage the build yourself. You need a seasoned owner’s representative who protects your investment, holds contractors accountable, and keeps the project aligned with the original pro forma. ILCC has managed that tension for decades.

Start with: Feasibility Study → Development Management

Property Owners Maximizing Land Value

You are sitting on land, maybe inherited, maybe purchased years ago, and you want to know what it is actually worth and how to unlock that value. Whether that means a feasibility study, filing an entitlement to increase market value before a sale, or engaging a development manager to take it through the build, ILCC handles the work.

Start with: Land Selection & Due Diligence → Feasibility Study

The Person Who Does the Work Has Actually Done the Work

Most development service firms assign your contract to junior staff as soon as it is signed. At ILCC, Mike directly performs or supervises every service engagement, and that matters because the quality of a feasibility study, a due diligence report, or an entitlement strategy depends entirely on the experience of the person executing it.

30 Years in Each Phase

Mike is not applying a methodology he learned in a classroom; he is applying 30 years of pattern recognition from projects that succeeded and projects that did not.

Honest Scope, No Upselling

If a full feasibility study is not needed, Mike will tell you. If your due diligence reveals the land is not worth it, you will hear that before you commit. The goal is to protect your capital, not maximize ILCC’s billing.

Florida Market, National Experience

ILCC is based in Bradenton, Florida, serving the Sarasota, Manatee, Hillsborough, and Pinellas county markets. Mike brings three decades of experience in Utah, Idaho, Arizona, and Texas — including surviving the 2008 crash — to a Florida market that operates under its own regulatory landscape, climate constraints, and development dynamics.

What These Services Look Like When They Work

Entitlement: 240 Units in Sandy City

When the mayor denied approval for a 240-apartment project, Mike did not give up. He invested $40,000 in a professional project rendering, presented it directly to the city council, and bypassed the opposition — which resulted in council approval of all 240 units.

Feasibility in Practice: The Warehouse Conversion

A client came to Mike with an old furniture warehouse and no clear path forward; all conventional conversion options triggered parking requirements that made the numbers unviable. Mike identified that converting the upper floor into storage units avoided the parking trigger, turning an inactive asset into a cash-flowing property without the capital burden of new infrastructure.

Common Questions About ILCC Services

What is the difference between consulting and development services?

Consulting is strategic advice. Services are tactical deliverables, and ILCC does the work. Most clients use consulting first to set strategy, then engage specific services to execute it.

How long does a feasibility study take?

Typically two to three weeks for single-parcel residential; four to six weeks for larger multifamily or commercial projects.

Can ILCC handle the entire entitlement process?

Yes, from start to finish: initial applications, zoning variances, subdivision approvals, plan reviews, and city council presentations.

What does development management include?

Full lifecycle from land acquisition to certificate of occupancy: contractor selection, schedules, budgets, city communication, and troubleshooting.

Can ILCC take over a project already in progress?

Yes. Much of our work involves stepping into troubled or stalled projects and developing a recovery plan. It is not always possible to save every dollar, but it is almost always possible to save the project.

How are ILCC services priced?

Each engagement is scoped individually with a clear fee structure before anything begins — no surprises, no scope creep without your approval. Schedule a consultation and Mike will assess what your project actually needs.