I'm a green interior designer / visual artist / landscape contractor. 25+ years people & project management expertise in the commercial and residential new construction, additions and remodels.

Working with a broker who operates a business that is in concert with your goals will enhance your learning and help to guide you in the direction you want to go.Because real estate is a socially oriented business, you can easily build your own team designed around your personal business goals.  

If you want to be designated as a Realtor, then you are looking at spending approximately $1000 per year for all necessary costs.

Our desire is to negotiate with land owner (motivated seller but not distressed) to pay for the land in 2 years time (post design-build-flip).

You want someone who has experience in the immediate hyper local area to be able to define specific design criteria to match th neighborhoods.

We have the ability to design our lives. 

With that said hearing you talk about the filing system at you bank only makes me feel better about not falling for some expensive design, print, and mail campaign I have 4 bird dogs in the field right now that I guide everyday, this reminds me there is no shortcuts, "no offence Lenard" for hard face to face work.  

They will probably tell you that the header needs to be designed by a structural engineer and design details submitted for review. 

I find they are frequently designed to throw-off a better sphere of light than bulb replacements - which too often have a narrower zone of illumination.

In todays market, a lot of companies are promoting universal design.