We asked for a new survey as we no longer trusted the lot markers we had been shown.

The actual crimes were lower level non REI related. 

HD actually has another level above pro. 

If you have an LLC or the property is owned in a land trust the judge might decide you need an attorney.

After looking at a lot of them, I would probably only be interested at 40 rooms or more due to staffing levels. 

There's many other options in real estate such as syndication and note investing depending on your level of involvement. 

At a high level, real estate will make you about 9-10% (a 6% cap rate plus 3-4% in appreciation). 

I then connect them with a trusted realtor since we do not have in-house.

You have to disclose you are an agent and people statistically don't like or trust agents.  

I have to trust not only that you can oversee the project and deliver on the financing, the leasing, and the management (none of which is in place when I deposit $100k into an account), but I would have to have an iron-clad partnership agreement.