Also, people who are motivated to sell quickly may find there are buyers who want to buy quickly, and at a discount.  

I also like to be set higher than most of my competition because I only buy really cool properties that are sought after.

My goal over the next two years is to buy an additional two properties.

This also begins YOUR title seasoning, so that when you're ready to take out a traditional mortgage, you can refinance and pay off the seller without a title seasoning issue. you can buy title insurance from the title company at closing. this is a good idea. 

Does anyone have any first hand experience with buying Ag Land and rezoning them to residential or commercial properties for land flips, is this profitable?  

We like doing the hard work of doing due diligence, researching property histories, getting estimates, negotiating contracts, etc.We're also going to be looking to buy and hold in the near future possibly by BRRRRing.

Turnkey, buy-and-holds, flips, or something else?

we can do it not rented but rate will be significantly higher. easier and more cost effective to rent it. unless the bridge money needs to be paid back asap or you need the funds back to buy more, then a cost analysis needs to be done. personally id get it rented at market rent or a touch below if time is a factor. 

This keeps his 3% rate intact while allowing you to buy the home.

I don't care if 99 of 100 homes in the area have K&T, I would NOT buy it and leave it with K&T anywhere.