I will also be calling the IRS first thing in the morning to see what can be done, but you all know how it is dealing the IRS when it's anything above their pay grade. 

Basements flooding from clogged gutters and bad grades.  

It will either be a wholesale or something we close on and preform a rental grade rehab. 

Deals this size are way above my pay grade, but were I to find myself in that situation, I'd pull a random sample of houses, maybe 10% of the total, and get them appraised.

Biggest thing with land is just seeing if it is as valuable as everyone thinks it is.I would glean so much information talking to real estate department heads for the region for various types of businesses.Typically for a corner pharmacy pays the most, followed by national gas stations, then national banks, dollar stores and restaurants will not typically pay corner money.

I've only had the property for a few months but the record is spotless.Do you guys have any advice on where to find an "investor-grade" mortgage broker?

C grading is generous.Even that said, I live here and wouldn't buy in those areas. 

Then there was math class, in the third grade we use to do these silly 100 problem tests and had 5 minutes to do it.   

I’ve been self-employed since my first business in the fifth grade.

Don't know if you decided to pull the trigger or not in this area since it's been some time since you posted, but IMHO Blue collar is certainly not a bad thing as it describes working people, even if at a lower pay grade.