A real project manager would be able to oversee multiple rehabs simultaneously and do what many GCs can't and might be a good 'next step' to start considering if multiple rehabs is your goal (and which seems to be the growth you're headed for whether they're for flip or hold).My real answer right now though would be to look at investing in a good property manager so you can focus on being your own project manager.

Step 1: See if it is in just county limits or the land is within the city limits.

I got in touch with a different realtor (my friend refer), i told him what i wanted to do and it looks like he's more willing to help me find what i need to do n walk me thru some of the steps.  

Currently I have one rental in Cary, and intend on acquiring more, probably mostly through the BRRRR method.

You definitely need to consider the liability, however, you can overcome that with insurance and taking the proper steps to follow the laws in your state around securing the pool.

It seems like this is hurting my options (no surprise) but I am being told it makes the idea of buying a home through non-traditional financing methods and then doing a cash-out refi impossible.

The "why" is really what has pushed me to take this next step. 

Insurance Loss proceeds can be some of the hardest to get reimbursed from your lender. I have seen loan documents that were written so that the investor had no possible way to ever access insurance funds - but they st...

The wide variety of topics they cover just gives so many different perspectives and methods to open your eyes too.

So my first step will be to read and hopefully find a good mentor that will benefit from someone willing to work nights and weekends to help in their ventures while I learn along the way.