To be very honest I don't want to burst the idea but off road track comes last. The most demanded tracks currently are drift tracks and drag strips for race cars especially in rawalpindi /Islamabad. And this can be a very quick ROI. And once the ROI has gone breakeven and starts giving hefty amount of profit that profit can be used to build an off road track as the ROI on off road track isolatedly would be pretty slow. As I am a off road enthusiast but once I'll do the off road track, I would loose the interest and you can not change the off road track again n again. But drift and drag guys will reappear again and again with different cars.
Off road enthusiasts have a different taste they like to explore natural tracks more and more but not something that is scripted... So I hope you get my perspective.