I own and operate a landscape design build firm and although business is very good my passion has always been in real estate investing.

For example, you may be able to build an addition to a property, or you may be able to add additional units if the designated zoning allows.Capital: If you have additional capital to put as a down payment, the Hard Money Lender will have a more secure equity position, which results in less risk for the Hard Money Lender.

Love the  custom design flexibility, relative low cost, and the impressed reaction I get from folks I hand them to. 

If you change your mind again, I would vote Chemical/Mechanical/Electrical engineering with a minor in Computer Science or Dentistry ( Specialized is even better: Ortho, Pedodontist, etc...).  

Three as of now is what I designed my action plan around which will give me and average of 4 months to acquire each and the initial cash flow that I would like to see. 

Designing a plan, visiting stores and selecting materials, and planning a remodel gets me in a zone where time does not exist and my days blur together.

A lender needs a license in CA, not a "designated broker".

@Alex Jaime, I designed my own "SuperRentals" system.  

Does the end use design need to be reviewed by an architectural review board, planning board, fire district, public works?

I would just set my rules for accepting dogs, including a blurb -  all dogs, no matter which breed, must obtain their AKC CGC designation within X timeframe.