Hey all you land trust junkies I just got an e mail from a title company in MO that closed a deal a few years ago and the buyer put it in a land trust they are trying to sell .. but the title company wont insure it as they claim land trust are not legal entities in MO.so title needs me to do a new deed to clean up title which of course we will do.. but just think if the sellers in other situations were not in the bizz like us and would not understand or respond or you cant find them all those land trust are dead in the water currently.  

Most of my work comes with selling 3/2 new build duplexes; however working with a developer comes with looking at tons of lots of land.

Their quotes were for much higher coverage (e.g current policy is 260K on a house with market value of 275K, including ~50K land, their coverage was 340K) and cheaper (~$350 less than current premium).

Very different answers to your question depending on the answer to this one.If for a career path, I would agree with @Michael K Gallagher and find a brokerage that is actively doing deals, has a property management division in house, and has brokers covering each of the key market segments - multi-family, retail, office, industrial and land.

I would like to maybe buy land in a upcoming area.

I am new to real estate investing and was looking into taking a heloc on my primary to purchase land and do a construction loan.

Looking for advice on some retail land & storefronts 

You could consider a Land Contract, which retains an ownership interest on your part.

And certainly not a fan if you don't own the land. 

I would say option A has been successful for me, but my best ground rule double (I don't think I have a home run yet) was land hacking, essentially.