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.  

@Charlie Fitzgerald  its just we have short memories.. and Appreciation tends to get targeted as anyone who would invest for appreciation is not wise..when in fact in 07 to 2010 NO model was immune from the wipe out.I look at OPUS  huge billion dollar commercial developer from Minnesota.. they build some of the premier commercial retail in PDX for 20 years.they got caught holding a ton of commercial in Phoenix and had to file BK.For me cash flow is nice but appreciation and forced appreciation is nicer and better payday.as for cash flow I like interest  and not dealing with tenants and PM's...

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.