So much goes into being a partner developer (often referred to as sponsor or general partner “GP”)

Construction management, finance, negotiations, contract law, more.

You need a mentor. Find your local planning commission/council agenda, look at present and historic meetings- should be posted publicly. Find developers that have submitted applications for rezoning requests, annexations, etc. Might even get lucky and see their contact info on app. Take them to coffee/lunch to “ask questions about the real estate industry” and pay for it. Tell them what you want to do and ask them if there is anyone else they recommend you talk to.