When you mention over-leveraging, are you suggesting I should be using private money instead of hard money?

Any and all advice or suggestions are welcome. 

Whether buying land is a good investment choice does not have a simple answer because it depends on many factors Thank you Account Closed for sharing your insights - very helpful.

If you all have any suggestions or ideas I am up for the challenge. 

Most investors are doing LLCs from my experience... but that doesnt mean you have to. there are some liability protections with LLC, along with a little anonymity if set up right. but also some added costs. one suggestion here is just whatever you decide, stick to it. some counties will see a transfer between personal/ LLC or vice a versa as a 'sale' and trigger property tax reassessment.  

Quote from @Mallory Healea: It's pretty simple math.

My suggestion is that if a PM makes finance sense for you then go for it.

Since we haven't even gone through any Section 8 processes yet, it's best I believe to keep it simple, and stay local. 

Any suggestions on how to go about this properly?

Looking forward to any suggestions.