I'm currently semi-retired and trying to figure out what to do in the next chapter of life.

Some estimate semi-close to reality, while others are WAY off.

Any advice for a semi-newby?

I’m noticing the larger properties could be converted to multi unit housing but are zoned as single family semi detached.

You pay your monthly, quarterly, semi annual, or annual premiums untill 100 till the cash value financially reaches the same value as the death benefit, lets say 500k, then the company pays you the 500k at age 100 or if you die earlier your heirs get 500k.With a dividend paying mutual WL policy you get the death benefit plus cash value and any paid up additions you added to the policy at death minus your outstanding loans so you would get both insurance and additional contributions.The same is with an increasing death benefit equity indexed universal life (EIUL) the formula would be Death Benefit + cash value - any outstanding loans at death to the beneficiary since you dont receive dividends with EIUL only segment credits based off a stock index, usually the S&P 500 or other.

So you must be an expert on real estate first before you LTR.LTR is more like semi-active real estate investment.There's always battle between reward/risk scenario which one is better, flipping or LTR, it really depends on the economic condition, your skillset, the future trajectory of interest rate and the local house market condition itself. 

The semi-good deals will hit the market, go pending the same day or the next, and then be off the market again.

Tesla is about to build the semi truck factory onto the gigafactory here in Reno.

I am in a semi-rural area, about 90 minutes north of Houston, with a few CPAs and tax attorneys but not really any with significant RE experience, that I can find anyway. 

There seems to be a lack of inventory in the first time homebuyer range in central CT, especially new construction in the semi-affordable range.