And then there’s the real estate which you could purchase or lease to save in cash. 

You are not licensed.

My question is, does this sound like a good plan to start off our real estate investment journey with as little debt as possible?

One of the exemptions would be having a valid breeder's license in the city. 

Doesn’t look very real to me.

I am a mortgage broker in CO but licensed in Colorado, Arizona, Arkansas, California, Florida, Kansas, North Carolina, Tennessee, Texas and Wyoming.

I currently live in and operate 1 STR in the area and as a real estate agent I've helped people buy lots of STR properties from Perdido Key to Panama City Beach.1) The STR market here is congested and there is a lot of competition. 

@Susie Lowe it is difficult to find real opportunities unless you have boots on the ground or a close relationship with a commercial broker or wholesaler.

@Elizabeth Nolan, I certainly don't know your area, but I only see two items on your list that could potentially add any real value.Patio space: this only applies if there is not already any type of outdoor living space.  

How do I approach a potential buyer/real estate investor or as they refer to them "cash buyers"?