we do a brief pre-application online before offering to physically show any apartments. 

However, many wholesalers are now buying and listing the properties where they don't physically live.The most important thing you have to know is whether they own the property.

I second what Jonathan Greene is saying here—turnkey is probably best bet given your constraints.

15 acres for a lot sounds huge to me and I'll bet you could be missing out on some extra $ by not getting more lots.

Again, this is where weekly email newsletters, monthly physical newsletters, etc come into play.  

It has been mentioned above but your best bet is to separate the SFR and the 8 unit into two separate transactions.

Hey @Jon Pflueger - your best bet will be to retain an architect, they typically have a good understanding of what's feasible and not in a specific zoning/area + will know how to handle variance permissions and etc. 

I’m also not a fan of buying a property that loses money every month, while hoping for appreciation and betting that interest rates will fall.

It's hard to say for sure without knowing your market numbers, but I would bet you if you looked at a 10 year projection, you will probably have a better ROI with the equity in 2 houses as opposed to the equity and cash flow with one. 

thanks Your best bet is to partner with a GC or find a GC that a friend of yours trusts.