If you aren't sure who to choose from, ask each of them for a meeting/consultation to break down your goals, the market, and the acquisition process.Once you've selected one, have them draft the offer for you and take it from there.The best agents are responsive, knowledgeable on the local market, have a strong supporting team (i.e. lenders, title, inspectors, title, etc.), and know how to put together a deal.As @Michael K Gallagher mentioned, you'd want to clarify whether or not your agent is also representing the seller.

I grew up with a realtor for a mother, but she’s not too well informed on new construction.

Holy cow you get murdered on SM..

Any advice on the steps to do this is appreciated.

I confirmed that his parents had no debt on the property. 

Lowers your downpayment and your costs based on loan amount.

Welcome and congrats on taking some action.

Add in demand for the land itself, increase in the younger generation aiming for household formation, in-migration to Florida from retirees or from other relocations, and your observation is spot on.

I have 12 acres in middle tn that I am working on entitlement with the city.

If you are in the vacation rental business, spending even a nickel on SEO is a complete waste of money.