Zero or next to zero?

The "big" firms like AA may get a lot of hype but they generally can't compete on the next level tax strategies (Family office type strategies) nor customer service as their employee turnover is quite high.  

Hi,We recently (Aug 2024) bought commercial land of around 2 acres. this was part of bigger commercial lot (around 25 acres) which had AG exemption and so the taxes that they paid was around $20 each year. we received a 'AG ROLLBACK' letter from the appraisal district that starting 2025 tax year, we will be taxed at it market value resulting in additional taxes, interest and possible penalities for 3 prior years.

I am in the Clearwater beach Florida area!

That would be the best move for you to find good contractors and reliable ones for your projects.

The first one to hire would be the accountant.

Depending upon whether they are a bank or a trust company, custodians are heavily regulated by the IRS, DOL, possibly the FDIC, State Banking Commissioner, and maybe the Comptroller of the Currency.

Quote from @Steven McPherson: The 10-year is pessimistic about the next few years. 

No need to invest out of state, when you are in one of the best places in the world to invest in real estate. 

Typically whatever the material cost is double that to get the price for total.