I am confident the land will appraise by itself as smaller 1 acre pieces are going for 20k a piece right next to it.

How could the IRS argue otherwise if you can show proof of your active business engagement?

I am not confident how much it would cost and wonder if it is wise to pass this property to fix if I am not familiar with this issue.

Ultimately it's a matter of preference and deal dependent, and inspections are not necessary if you're confident in the price you are getting

But remember, even though the current market might feel a bit intimidating, focusing on long-term goals and making informed choices can help you navigate it confidently.

You could ask for additional upfront deposits (double deposit, last months rent) if you're confident, but I wouldn't unless they were $100 or $200 off the 3 times rule.

Steve you probably thought of this but in your state you can be the bank without a license and with your very deep knowledge making new origination's for investors could be a very nice play that will keep you engaged somewhat mentally and returns should be 12% easily and for you extremely safe.

If you have a truly "silent partner" you had best engage an SEC attorney because you have created a (small) syndication. 

. - typical due diligence items to gain confidence and assess credibility before turning over any of my hard earned money.

HOWEVER, real estate brokers are profited from engaging in the advertising and marketing of a property in which the person advertising or marketing is not the titled owner, merely holds a contractural interest, under a theory that doing so \is a violation of agency rules and laws.First, the interpretation that the above is a violation of agency seems to be a stretch and ripe for legal action.