Given the details here I'd say no, you should take any development thoughts off the table because to do that is not something one simply learns over night, there is a lot to it. $209k is very cheap for 40 acres, so that offer could be a person interested for hunting land and nothing I'd get excited over, and I wouldn't assume it means anything other than you could sell it for $209k. 

Would refinancing now to simply gain a point (if that) on my current rate affect my ability to carry out one of these other strategies in the next year?

When you refinance you can simply use a DSCR loan for example to close in an LLC.

If you want to work exclusively with a cost segregation provider, I suggest entering into a contract/strategic partnership with that firm.

Account Closed  reality is 95% or more who think they can just pay to learn wholesaling will simply never do anything its VERY tough VERY competitive and a dead end for most..Frankly speaking the only ONE making money is the teacher.which I Segway in and I am thinking I should do this..

Most PMs are simply calling in a repair out of a rolodex.

This is how it is supposed to be handled but some lenders have overlays or loan officers are not aware of the actual guide lines or rules depending on their organization or who they are selling the loan to in the correspondence channel.I have come accross this several times you simply make the underwriter aware and in some cases the agents and appraiser are informed as well in case there is a need for an outside LOE letter of explanation. 

@Isaac Blocher  yup you can't orginate loans in CA without a brokers licnese or RMLO .. simply get a RE broker to do your disclosures. 

That sounds like a lot of new product entering your market that could scoop away your tenant.  

@Gayle Eisner Simply do another 1031 to a property somewhere else to avoid the capital gains taxes if applicable.