its not realistic to buy land before the rezone has been done.. what happens if it fails.Unless the rezone is basically guaranteed.. also the issue is cost of money holding land that long .

I guarantee that historically the risk associated with sitting the sidelines has impacted at a higher rate than the risk associated with an RE crash.  

Ultimately the debt will still be recourse meaning you are personally guaranteeing the loan. 

I also highly recommend going with a section 8 government guaranteed rental property.

I suspect they drew you a flow cart and then your conversations went something like this: I need to transfer my properties to an LLC for anonymity.They are told they are not anonymous & that is not asset protectionBut I need it anyway for tax savings.They are told there’s no meaningful tax advantages  But I can get non recourse debt because the LLC is the borrower.They are told they still have to personally guarantee the loanNo, I can get non recourse debt I read all about it.They are told yes, while that is true, the leverage is customarily low, applies to much larger CRE transactions and there are still carve outs.

Quote from @Marie Magno: People love the "guaranteed" rent from our BS welfare system, but it's not guaranteed.

No personal guarantee required.

It is not legal advice and is not guaranteed to be accurate.

In most cases, a contractor wants to provide their own materials, not because they want to rip you off, but because they know that if they use quality materials that they are familiar with, they can provide you with a reasonable guarantee. 

You want to read foundational books to build strong instead of reading a book on self-storage now.Just do those 2 things for 6 months and I guarantee you will be on your way and will not have spent more than on books.