If this is about a fence a foot over the property line, I don't think the juice is worth the squeeze..

I'm not into Sub2.In MN when using the SOS "fast-file" online system to form a LLC it states, CLEARLY but often missed by people, Single member LLC's are a disregarded entity and legally held as sole proprietor for all legal purposes.

-Purchased a commercial property this year for ~$2m.  

Actually, you were on the right track initially.

Hey, congrats on finding a potential flip—it sounds like you’re on the right track!

Here's some online software options that you commonly see recommended on BiggerPockets.

That should be your focus, not how to purchase the land.  

In some cases, I've had a buyer lined up by the time I close.

You get a Capitalization Rate (CAP Rate), which equals your annualized return by dividing the Net Operating Income (you had gross in your narrative) by the purchase price.

Here is a recent bulletin from PSI with more information on the exam & requirements for becoming a broker.