I have been trying to avoid the coaching programs (limited capital) but it seems like I might need one if (and/or)  not a lawyer on retainer to sort  through it all.

Same sort of concept with making an offer on real property, do you have your attorney make the offer?

My wife and I are new investors with identified deal flow, a selected strategy, and have done a ton of research.

Everything is profit after that (sort of).

Do I need any sort of license or anything to manage my own properties?

You'd have to be a builder to really reap any sort of profits from an area as such. 

If they don't approve the project, all the time and money spent chasing it yields no return.3) Market Risk: The market can change during the entitlement process, which can also work in your favor like it did for many Developers in 2021.That's why knowing your municipality, understanding their processes, and making wise decisions in selecting which projects to pursue are crucial.Success in development requires choosing the right projects that 1) meet your criteria and 2) have a promising path to approval.The good thing is that this risk is compensated by having a higher return.

@Maria Jeanette Using a self-directed IRA (SDIRA) for real estate investment offers control over asset selection and tax advantages, such as tax-deferred growth (Traditional IRA) or tax-free growth (Roth IRA).

Select accounting and bookkeeping firms have access to software like Quickbooks Online at a discount, and a few of them even pass those discounts along directly to the customer! 

Can I "cosign" for the loan to convince the bank to loan money to the builder (and if so require some sort of oversight from me for money to be dispersed to him?)?