With the 121 exclusion you will never have to pay taxes on the 250K - 500K As always consult with your CPA for confirmation in regard to your situation specifics, but hopefully this will give you some intel to have good conversation with them.

As the owner, you would not even be consulted before decisions were made...you're simply out.

Consult your CPA. 

I just picked up a check today for $1K from 2 agents who had consulted with me about how to close a title problem deal.  

I would recommend you consult with local real estate agents, other local owners, your would be neighbors, your local building and planning departments and your local utility company or companies, a soils engineer and just try to gather as much information as you can regarding owning and using that land. 

I have some questions and was hoping someone might be able to point me in the direction of a PM company that may offer a consultation?

What's your fee for your consultation?

This is like asking a casino-paid gambling consultant to help you beat the house - it's a conflict of interest as few buyers agents (who are also paid on commission) are truly motivated to negotiate themselves to a smaller sales commission.

I can send it to you if you email me directly at [email protected] are some companies out there that specialize in setting these up, but some of them don't actually stay around to advise the business owner on the steps necessary to ensure staying within the IRS guidelines for these.I always suggest, if there is enough money involved, that a client interested in using this strategy consult and hire an attorney who is expert in these matters to set it up and advise on an ongoing basis.

You might want to consult another Missiouri real estate attorney for second opinion.