I would suggest that you consult with a local real estate lawyer, who can explain the contract to you so you can complete it properly.

Also is it easy to find a broker if I am only wanting to work on my own properties?

They are for the most part very easy to deal with .

Plan on say buying 10 acres WITH CASH( partnership) THEN USING THAT LAND AS LEVERAGE TO FINANCE PHASE 1: 2 ACRES: 40-50 APT...Once phase 1 completed and generating cash flow, how easy is it to refinance it and remove equity for phase 2 loan?

I find it easy once you understand how to pick quality tenants and handy man of two.

There are services in the city that make this an easy process, but I don't anticipate needing to use them very often. 

There is always someone who wants to believe you can make something out of nothing and even become an easy millionaire doing it.

Fees should be clearly stated, easy to understand, and justifiable.

Its really easy.

The way I got started is I went out and found a deal that had high value-add(Large margin between acquisition and repair cost and ARV), the value in the deal made it easy to finance, I mentioned to everyone I knew what I was doing and let them know I have a deal I am trying to find a partner for and I found an investor rather easily because of the value in the deal, the deal attracts funding, get yourself a deal and  you will find an investor.