Focus on the strategy, don't get sidetracked and learn everything you can, then focus on the market itself and learn hat inside and out.

Caveat - I don't know Charles so this is in no way directed at him.As an ex-auditor, I always have my skeptic hat on.

TPO is the only roof systems hat comes with a "No ponding water" exclusion.

For passive investors, I would just treat it as a borrower/lender relationship if that's hat they want.  

Yes, for those you buy and hold investors in Texas, my cow boy hats off to you as you  guys are killing it.

You limitations are;Whether or not you have a contract to be assigned or a property to sell (or buy) you must disclose that you hold a license.Another other point is that you can not advertise any property for others (as you would as a listing agent) without having a listing agreement.If you are advertising that you have an option for example, that is probably not considered a property for listing requirements, IMO, but check with your Broker.As a Realtor you have a fudiciary responsibility to those you represent, which is way above your own interest, keep this in mind at all times when you are wearing your Realtor hat.

Just a few people with many hats or a larger enterprise where everyone has “a job”?

But I would not hang my hat on that one.. better to just skip those or be compliant.

land development is all local.. no one book will cover your jurisdiction.easiest way to figure it out is to get with a good civil engineer that specializes in the county you want to develop in.. they will know the lay of the land and give you real advice that you can hang your hat on.Or simply walk into the county...

I would like to invest in property hat I can rent as a short term rental,  but want to find a creative way to finance the 20% down.