How to structure a real estate deal with investors looking to develop land?

Whats the most efficient way to structure a real estate deal with a group of investors looking to develop land. One of the partners owns land, but will not put any capital into the investment? FYI, this is an international deal where REITs do not apply? LLC? Other?

*Also, how best to allocate shares?

*Also what are the different exit strategies?

Consult with a Realtor and real estate attorney

Boggles the mind that people would ask questions about such involved issues that obviously require serious consultation with accounting and legal professionals