They know that I own a lot of real estate, but they are only asking me questions about properties that I own where the initial debt was was taken out in my own name (qualifying loans or non-DSCR loans) before I transferred them into LLCs.

These are very different than Subject-To, as the loan actually transfers to your son's name, and off the seller's name. 

I’ve personally gutted and rehabbed three of my own houses, and for the last three years, I’ve been hands-on managing my own rental properties.

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?  

To combat this: market the property well, be transparent, secure a great flood insurance rate so a buyer can know the cost and be able to transfer the policy.5) no flood zone AE does nothing to rental rates6) if the insurance rate seems high then get a flood cert and maybe it will decrease.

You need to have some capital on hand in case anything were to happen.

I actually had come across your post below in the Events forum and thought to myself it would have been nice to attend that to see first hand a local flip and talk shop about the process.https://www.biggerpockets.com/forums/521/topics/1215682-chec...I am happy to hear that someone with your experience in the region feels that Westchester is a market with some potential.

I’m told the property has a strong rental history but I was just wondering if anyone has had first hand experience?

You can make an LLC and transfer it over.

I've always wondered if I could transfer to construction management.