My hang up is 1) I've never done a deal before and I don't feel confident going through this transaction solo at this time.2) I'm not sure what I want to do is legal, or if I need to disclose all of this information to the agent, the other investor or if I should try to find someone to JV with me on the deal. ( If I do JV, how do I ensure I get compensated?)

We want to ensure that all listings are vetted and above board.#3.

This entire area is fairly affluent, but yes, my house would be near the lower end of the area. 

I'm pretty skilled at building maintenance and improvements, and between my own experience and the property manager I've got the business of running the rental properties dialed in fairly well.    

From what I understand a private lender is interested in lending his/her money out for a super high interest rate and to expect the money back in a fairly short amount of time.

Vacant land is a great place because no big issues and you can buy and sell all over the country fairly easily.And since no debt, it is okay if a property takes a few weeks to sell.

I am fairly certain that if you are looking to raise over $1000000 there are definite restrictions and advertising requirements and SEC Regs.  

How is a fair “fee” for the bird-dogging service I’m basically doing calculated?

We both are from Ohio (Cincinnati & Dayton) and are fairly familiar with Columbus, but have close friends and family who live in the city that can provide location advice.

If you leave those out it does look fairly good but once you add those in it might be thinner margins than you hoped.