Maybe checking out local networking events or online forums could help you connect with potential lenders.

Yes, it is possible to get a cost segregation study on a property placed into service in the past.There is potentially a requirement to file form 3115 which basically says that you screwed up the depreciation in the past and are therefore recalculating it.

I was considering being an agent because it would put me in the community, while potentially honing my skills and relationships while earning a solid income to invest pending my results.

also consider the added mess from fruit trees, as well as the things they attract, for example in WI fruit not picked that starts to break down or drops and left to lay attract yellow jackets and other stinging bugs as well as the hazard of falling fruit, and staining concrete depending where they are. 

If you're getting offers for your lot and another for way more than what you paid, you might be sitting on some serious profit potential, especially if the area's growing fast.

I have heard on different podcasts that one of the best introductory ways to get started learning REI and potentially getting a mentor is to offer your services.

Refinance raises the payments potentially & the higher interest rate may improve your tax write offs depending on your bracket.  

Many of locals are against the new developments and want to keep the potential cash on cash return a top secret.

Value of home and potential Value added by this project . anything else you have questions about! 

It's best to consult with a real estate attorney or financial advisor to understand all your options and potential implications.