EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

I even look at residential properties with key words for potential conversions to multi but those are also hard to come by.

,Buying, renovating, and selling is a great strategy, but here are a few things to consider:Start with the Numbers: Make sure you know your ARV (After Repair Value) and work backward to calculate your budget, including purchase, renovation, holding, and selling costs.Financing Blindspots: Even if you’re buying in cash, plan for potential delays or overruns in renovation costs.

If you can not find coverage with the agencies you have contacted, PM me and I will let you know the companies that we use that might do it.Because of your making payments to the owners potentially, I would look into commercial crime coverage and cyber liability. 

With your background in architectural design, you're already ahead of the game in understanding spaces and their potential!

We are looking to wholesale outside of our chosen market to help build capital for projects within our chosen market (Louisiana) as I have potential deals in other markets and am not confident in how to proceed with them contractually, (don't want to be stuck with a bill I can't handle currently and also want to ensure I'm operating correctly).

A lot were doing air bnb up until the new rules came in place for the city of San Diego but you can still find a property outside the city that you can potentially do STR with to cash flow. 

Your goal is to reach as many potential buyers as possible, and right off the bat you're limiting your pool of buyers.

You would want to know if anything was ever built on the land (maybe a house burned down) because if there was a house then you would have potentially buried septic or oil.Buying and holding a lot for the future with topographical issues is only worth it if the price is negligible IMO.

They provide diversification and liquidity.1031 Exchange into Syndications or Passive Investments: This keeps you in real estate but shifts the burden of management to others while potentially preserving tax advantages.At the end of the day, peace of mind is priceless.