Always nice to jump into this world with a partner or friend with a similar mindset to help you through the problems and setbacks that inevitably come up.

The zoning would outline maximum building height, site coverage, set-backs from property lines, parking requirements and floor space ratio. 

Unfortunately, I do not see these as a setback it's a learning process Sir.

Even though you may lose out on some commissions and the agent may not be as responsive, there is a ton of education, regulatory requirements, and some expenses associated with having your license.  

I feel that this is a set back.

You are correct that there are some logistics that you've got to pay attention to but that is part of the qualified intermediary's job -steering you through the regulatory maze.  

If so and the test comes back hot, the state will then be involved... regulatory issues galore.

I'm thinking master plan, soil. setbacks and variances, utilities if they are already not available at the site for hookup....  

You will want to dig much deeper than internet forums or even the sales reps at most self-directed firms to ensure you have a strategy that will produce results without unnecessary regulatory risk or too much administrative overhead.  

Wholesaling in FL, LOL, better beware of the alligators, the regulatory alligators!