You could charge access fees or offer day passes for off-road adventures.Lease for Cell Towers: If the location is right, telecommunications companies might be interested in leasing a small portion of your land to install a cell tower.Event Space: If you can make it picturesque or add basic amenities, the land could be rented out for events such as weddings, retreats, or festivals.

This type of loan is generally considered riskier for lenders, often resulting in higher interest rates.In summary, the key difference lies in the borrower's liability and the lender's recourse options in the event of default.

You can transfer cash and assets from one IRA to another IRA anytime, this is a non-taxable event.   

For example mine says that in the event the tenant moves out before the end of their lease, they are responsible for rent until I can place a new tenant.

One of the most important skills you didn't mention is networking, which you are obviously doing well at too.I'd recommend connecting 1:1 (zoom, coffee. lunch, etc.) with a couple from the BP Chicago community or better yet check out some of the local meetups: https://www.biggerpockets.com/forums/521-real-estate-events-...Make friends with the meetup hosts...they will often know whos who and can help you make the right connections.Regarding your license, I think it's a great idea if you have the time and are going at it with the right intentions. 

I would highly recommend joining some of the many meetups and networking events in Austin for real estate investors, very valuable exchanges of ideas in person as well

Networking Tips: How can I leverage industry events, meetups, and online communities to build relationships with potential investors?

Nothing wrong with an LLC but know the LLC will be most helpful in simply keeping your name off the docket above all else in the event a lawsuit is filed.

2) Time spent by others: to qualify for the test "100 hours and nobody spent more time", how do we track the time spent by others and what proof would be required in the event of an audit?

I  started keeping an event journal to remind me of issues or unique incidents that impact the income/occupancy of each property, including maintenance block-offs.