I feel the problem with it is it’s. 3/1 and then an efficiency.

CSX Railroad provides the region with a wide range of reliable and efficient shipping options.Washington Dulles International, Washington Reagan National, and Richmond International Airports are within one hour of the region, and are served by 60 commercial airlines providing 815 flights per day.I own several SFH in the region and have no vacancies and rising rents.

My personality type is one that would result in me being as active in real estate as some full-time agents are, and the busier I am the more efficient I become.

Or is there a professional who will know what easements or variances are attainable to provide greater building density and/or more efficient public works- tie ins?

My advice when starting out is stick with one market and  focus your energy there, finding your Core 4 is great plan but you dont need all 4 right from the get go..Start by finding a good Realtor, a good Realtor will point you on right direction for Lenders & Property Managers or will give you options.

I see becoming an Agent as a sacrifice of time, energy, and money but in return I get all of the opportunities that come with holding the license. 

Along the way the GC and subcontracted plumber mentioned numerous times that they found great news or thought of more efficient solutions (i.e. the mainline plumbing under the basement was intact--that they had assumed was all broken and needed replacing).

Does anyone have any wisdom on how to efficiently leverage this info when approaching a seller via letter or door knock?

The VERY best resource you could efficiently absorb is the @BiggerPockets .com podcast (https://www.biggerpockets.com/podcast). 

I've been devoting a lot of energy to Kitsap county (Bremerton specifically), but haven't seen anything amazing yet.