you can list with a flat fee limited service broker (as I often do) for $500 - $1000.  

It is critical that you are not over leveraged.  

Per our zoning attorney "all that matters is your rights and limitations under the current zoning".

I'm also in the process of exploring Terra Notes, but may just stick with Notion, Pipedrive, and Excel.I previously worked at a fund and Excel was used to globally track a decent portfolio (about $100m), to include limited depth loan pacing and management.

In the meantime, you're paying interest on the $448k.If you did your 3rd option, the seller is essentially becoming a Limited Partner in the deal, which I wouldn't advise unless the seller is very sophisticated.

Send the letter ASAP, say Monday so there’s no time limit problems.

Should I consider hiring a professional designer, even though my budget is quite limited?

Again, I speak from experience. my limited experince at this is a trier of fact will side with the land owner most all the time.I bought a tax sale prop in CA .. these are tax sales not tax certs. 

If you adhere strictly to the laws, you will be limited in the services you can offer to your relative compared to what they would get if they listed their property with a licensed agent, and they will get less money for their property working with you than if they hired an agent.

I find it sad that some criticize M1 without even knowing what it is.