I've been warned by multiple realtors that even when buying from the bank via MLS or auction, there are still potentially actionable tax liens, timber liens, +40 acre farm reinstatement perogative, or stumpage liens, among a few other things.  

3 acres is small for farm land. 

Its no longer my primary farm area but there are still a couple deals id like to buy or I can try to connect you with who might be a good fit if you get a deal etc as I know a couple park owners who'd probably want some more deals up there. 

But at the beginning you have to farm and mine small and then go wide to go an inch deep in just wholesaling

You might be a condo expert in Spokane, but if someone wants Farm and Ranch property you could refer that out.....if you have a customer who wants to buy in Tokyo....refer that out to a local Japanese agent.....have a customer who wants to buy a vineyard in Argentina....refer that out to a local vineyard specialist.....

Peter if you go new subdivision pay attention to the size and solvency of the builder.The small builders that do one off homes or small to mid size cluster subdivisions those are the ones that usually can be in big trouble if an economic shift happens.Look at new build permits coming online for the area and the price range you are looking at.The big builders tend to be more experienced and can still finish out  projects with down turn so you do not get left with a pipe farm development where some homes and some empty dirt parcels.Nothing is foolproof but this can help.

Recently, I just got my RE license with the intention to farm through the MLS and connect with other investors to find fix & flip properties.

(I would not have even considered claim but miscommunications with State Farm agent led me to believe this claim would not affect my policy)- 3 carriers above are different companies but I do have other policies with other carriers as well

This is a huge advantage for server farms, manufacturers and others who cannot afford to lose electrical power.Relatively low energy cost.

Farm the club for cash investors.