You're young; too much red tape for too little benefit IMO.

Overall, I've had pretty good tenants.The one nightmare I had was me ignoring the red flags. 

Maybe start with the tower companies and brokers.

Is anyone aware of how to find out if there are any cell towers up for leasing?

Also when you run the background check and there are addresses listed that don't match the application dates, that is a huge red flag.  

While a summary probate may be possible that cuts through some of the red tape delays, it will still be necessary to hire an attorney to file whatever (basic or formal) probate documents in order that your (estate) seller gas sufficient powers and authority to pass marketable title to you.

Someone wanting to sell you an LLC is a huge red flag.

Depending on the situation, you should have millions available to you before you start, also keep an eye on  timeframes that drag on, govt. red tape, small minded politicians, as accruing interest can slowly kill you and if you're not prepared for lots of hurdles developing land  will take you down if not planned for.      

Most of them were just eeking out a small cash flow, and one was even slightly in the red for some reason (I could see the income had been slowly decreasing each year since 2011).  

Hard money is simple, can close quick and lots of less red tape, but comes at an extreme premium in rates.