It may change state to state.I recommend joining your local ULI group (Urban Land Institute).

Or get a job at a title company such as Stewart, Land Title, Superior Title, etc as they all heavily work with investors and are often hiring.I've heard of so many side hustles that beginning investors have done--Uber, flipping free stuff or cars, fiverrr/taskrabbit gigs...

The idea was to purcahse the land, sell the timber, and have a flat land for development or resale. 

I have 2 separate Property owners where im located in Maine both looking to do joint venture deals where they provide the land and I get the project lined up and funded.

So to me Pinot land can only go so far.So wine tasting in the WV gets a little tiresome when every winery basically only has pinot and maybe one white. and or they buy their grapes from E Washington to make different varietals.

You are trying to build a portfolio as if you have a crystal ball and already know how each property will operate after they are purchased.

They include: zoning requirements, building codes, impact fees, permitting requirements, design standards, public land requirements, and federal Occupational Safety and Health Administration regulations and other labor requirements.

Bonus depreciate it at 60% minus 25% for the land.

Land locked, so would need to get a right of way off someone.

I'm comfortable with the value i provide as a buyers agent so it doesn't bother me.The other buyer broker agreement is a standard one that people sign usually for 60-90 days and it includes land, multi, mixed use etc etc.Your document may differ slightly but ours isSection 1.