I absolutely love what I do, I love getting to meet people that started with nothing and were able to build an empire for themselves and their families.

What would you do to create cash flow from 3 acres in Inland Empire, Ca?

If you use a service like Rebo and just pound and pound you will find a seller sooner or later that will just say there done.Today I opened escrow with a longtime wholesaler here in the Inland Empire, he told me he started working this out of town seller 2 years ago.  

NE/NW areas are more inland and less floodzone probability.

You sound like my mom.......with the exception of a couple things....but very similar.......I have excellent credit but my mom has the income and a free and clear home.....I would say partner with your son and build your empire together......STL is a great cashflowing market.......the cashflow will help you retire and enjoy the rest of your life but it will give a foundation to your son and your future grands......just my opinion

Is it "okay" to have debt in your Real estate empire?

These are funds from sponsors like Cantor Fitzgerald, Carter Exchange, Passco, Inland, etc... that we act as a rep for.

The great news is you are building your own empire and not someone elses. 

For the down payment I partnered with a few friend who wanted to be invested in land development to put down the initial down payment.

If you haven't, I recommend starting with some reading/e-book listening to Best Ever Apartment Syndication Book by Joe Fairless and Raising Private Capital: Building Your Real Estate Empire Using Other People's Money by Matt Faircloth.