I actually close on most of my land deals; however, I do represent some local flippers in the areas so the strategy doesn't shift.

Based on the local market, $15k for renovations seems light—have you had contractors confirm this budget? 

Owners are able to list their personal contact information, but I believe there is a stipulation that the contact must be local to the property4.

For insurance, I’d recommend working with a local broker to explore the best rates.

Just before we launched our first couple MTRs we started reaching out, networking, and pitching our model to local companies.

And when investing out of state, make sure to work with a local trustworthy professional who will have your best interest and understands your needs. 

I always prefer to have a local attorney experienced in PML in that state.

Also, achieving the 2 percent rule in my local market is near impossible but could be achievable elsewhere.Thoughts?

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

They have sent me a letter in the mail asking to buy my lot for almost double what the local values are so I'm not sure if this is a scam or just to good to be true.