My reservations about timber: make sure you maintain your parcel well, because a pristine stand will attract more bids. 

That is part of your return and you have to account for it.Since the beginning of time middle people have basically exploited inefficiencies in the market but eventually get eliminated or their role is drastically reduced: travel agents, stock brokers, floor traders, money changers, banks with tellers, cashiers, book stores, etc...

I don't know your situation; if you have 6 figures in cash reserves and waiting to see what is next, go for it.

While there is nothing illegal about this, and there is certainly value in over capitalizing a deal to have reserves, this is a balance.  

Build up your cash reserves people...

You can also consider increasing your deductible to lower the premium, assuming you have enough reserves for emergencies.Energy Efficiency Improvements→ If you cover utilities for your rental properties, look into energy-efficient upgrades (such as LED lighting, better insulation, or energy-efficient appliances).

Hopefully you have reserves for a rainy day. 

The numbers I ran yield a decent 300-450 cash flow depending on how conservative I want to be with reserve and property management fees. 

But the best ways to get started are, in my opinion: 1) save up enough for a 10-20% down payment and then save a lot more on top of that for reserves, overages, and any unforeseen repairs.    2) have your financial house in order and have credit above 700 to get more favorable rate and terms from lenders.   3) speak to a loan officer that is experienced with fix and flips and get the necessary documents together for a pre approval (typically not much required, usually a valid ID, LLC docs if any, and two months of bank statements showing funds for down payment and reserves). 

Not to mention reserves.