Should we threaten the seller's broker somehow through their governing body?

I would try to buy some more ground from this guy or help him improve the access enough so that every body can use it IN TRADE for some more acreage (bigger barrel) and then I would get behind this guy and help him get the commercial zoning. 

There's a whole body of law around residential leases, and you lease terms can't override that.

Most documents are scanned and uploaded, and consultations, while nice in person, are just as effective by phone unless you are trying to look him in the eye and read body language.  

Pause, let them speak and listen carefully to what they say with words and body language.

Get ready to take in one of the most amazing online body of knowledge real estate sites that has ever existed.............. : )

For instance, some investors have ignored or have been slow to adhere the license requirements, so those notes in existence but because there has not been an extensive enforcement of rights and remedies, the body of law around non-compliant Seller origination is not filled out well.

Wetlands aren't always connected to bodies of running water, but they can be... so if there's anything of the sort on/near the property, you'll definitely want to be aware of this before you buy.Of course, if you don't plan to build anything on the land, then these issues may be completely irrelevant - but usually, with a property of that size, building would be one of the more common uses.

My ideal location would be a wooded area, close to a body of water for fishing that also had a variety of game for hunting and not farther north than the Orlando area.

Or the hard money guy who said he could leverage my commercial properties until he found out one of the tenants was an auto body shop then his underwriters backed out the day before closing on a HUD house at $160,000 with an ARV of $360,000 and only $50,000 in rehab cost.