Investors might want to start exploring smaller cities or less-saturated markets poised for population and business growth.

keep in mind 2.9 % or really any mortgage in the 4's was a once in a investors lifetime situation.

Does anyone have any first hand experience with buying Ag Land and rezoning them to residential or commercial properties for land flips, is this profitable?  

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

This could be minor, or major work that we wont know about until that inspector comes out. 

Would greatly appreciate advise on how to start sourcing the land and/or connect me to land brokers who can help.Thank you in advance!

You could form an LLC and have the operating agreement that allows your boss to require you to purchase his membership interest (or allow you to purchase his) in a given time frame.

With this type of YOY growth, you can re-invest you equity into upstate or OOS markets (i.e.

I am debating whether to continue to rent them or to sell one or both of them. 

We get paid the same whether you take a higher rate or buy down, but there are absolutely times when it makes more sense to do it one way or another.