Thinking About Investing In Vacant Land?

https://money.usnews.com/investing/real-estate-investments/articles/2018-07-24/expert-advice-on-investing-in-vacant-land

I’ve thought about it. It seems the planning process takes forever. Vacant land with no plans is really cheap. Vacant land with approved plans is worth 2-4x more. It makes me wonder how much time and money is involved in getting the plans approved.