You will need money for all the unforeseen things that can happen after a purchase.  

As to your specific circumstances, I can't tell you what is the best route for you.

We get called out all the time for bids on house and most of the time I give a price for all the items that  it will take to get the house in order and some unforeseen things that are going to pop up.

No one has identical circumstances, nor will anyone's circumstances ever be perfect. 

In some circumstances, the Act exempts owner-occupied buildings with no more than four units, single-family housing sold or rented without the use of a broker, and housing operated by organizations and private clubs that limit occupancy to members.

Just wondering, since in some circumstances, it could be a way for someone to basically pay you to clear the lot or clear it for you with the firewood being the payment.

The Mo Dept of RE may look at the number of deals, frequency, amounts earned, intent and circumstances of transaction to determine ig you're in the business of RE, just as most states will.

If one investor funds the whole thing as EQUITY (more likely given the circumstances) it is a security and specific procedures must be followed UNLESS the investor is a working partner and has some managerial control, in which case it's a partnership or joint venture.You asked about structure...this is really between you and the source of money.

Anyone worth doing business with in the future would be happy to help; (3) have a realtor run comps to make sure your ARV is on point; (4) insert a 10-20% contingency for unforeseen expenses--just a good idea as a new investor until you dial in cost of subs and materials; (5) put line items into a model including closing costs, rehab costs, carrying costs, realtor fees, actual cost of hard money, etc. 

About the "limited supply" of land and real estate, there is an endless supply of circumstances.