I’d like to invest in farm land but it’s extremely expensive and hard to come by as of right now.

I will say though we kind of built the right product for this market cycle.. big single levels with 3 car garages catering to the empty nester and down sizer we get buyers coming in off their small oregon hobby farm .. our first time move up buyer did slow a ton but we have sold to families as well just not like it was pre interest rate spike.. our other folks are either paying cash or borrowing very little so interest rates are not affecting them.

This investment could be a wedding venue and/or a retreat center, has multiple STR opportunities, and could even be a working farm, which is something I am already side hustling in. 

I'm currently getting a quote from State Farm for everything Home, cars, boat, umbrella, and multiple rentals.

I'm talking Amish farm country. 

So, instead of chasing after wholesalers, why not start farming real estate leads in the area?

This year they are ~$110-115/month...I can't find another insurance company that can beat Jason Klien's office (Farm Bureau). 

It can be worth some money (Midwest farm land is about $160/ac per year in rent) and obviously land on a popular lake, the strip, or NYC can be be north of a $1m/acre.

Not carrying water for State Farm here as I have plenty of issues with them but a slow leak is often not covered under any insurance policy. 

Our farm animals were left with no food in the dead of winter.