Key to your approach, as you seem to already understand, is that it requires elevated levels of planning and due diligence, but with this approach, it can be a profitable strategy.As you are in the process of narrowing down locations, start engaging with local experts to best understand market dynamics and compliance requirements with local laws.  

I would love to learn if there is anyone who is engaging in that?

I would check out this video.

You'd have to engage a grading contractor who might be able to give you a ballpark estimate, but it would maybe have to be engineered with rough and precise grading plans to determine costs. 

I saw her casually on social media later and re-engaged.

Three years later we added a fund to invest in real properties, and again filed a RegD 506c offering.All this is a long winded way of saying engage an experienced securities attorney before doing anything.  

I suspect you'll have a hard time getting an attorney to assist you in an activity you're engaging in illegally.

Quote from @Cory Waldron: You don't need a mentor, a coach, an investment training program, an LLC, or any of that nonsense people try to sell on YouTube videos.

Because this is something I'm really considering, I've done research and watched countless videos.

There's probably a million youtube videos that can illustrate.