I would do this first before engaging an agent unless you are extremely active.

Investors should be extremely cautious with Qualified Intermediaries that also represent (and get paid on) replacement property solutions or Qualified Intermediaries that refer clients to their "associates" or "friends" for replacement property solutions so that they can get paid a referral fee or those that actively put replacement property solutions together in order to make money.  

David Ramsey talks about stocks, mutual funds, etc.. whereas I made my money by being an active investor in real estate.

That is not a small thing.Banks are audited for “suspicious account activities” and a notice gets sent to the FBI.

The process is very involved as you'll have to navigate pre-construction activities that involve architectural plans and approval from the city and then the construction activities (Shovel to soil) take anywhere from 5-9 months depending on how much your building. 

I'm an active-duty military (retiring soon).

Talk to your tax advisor about how to release your passive activity losses based on your situation.This post does not create a CPA-Client relationship.

Focus on connecting with investors, flippers, and landlords who are actively buying.

And any investor that is spending more time trying to figure out whether this "strategy" works or not as opposed to focusing on revenue-generating activities, really needs to look at their priorities. 

Hope you done get calls asking how to operate the TV remote or how to watch live sports!