I am eager to connect with all of you and learn from your experiences and insights.I am open to any advice or suggestions you may have to offer.

Joshua,I would offer two pieces of advice the first would be to consider a cash out refinance over a HELOC.

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Once we start talking about bigger pieces of land that that woulud appear to developers (i.e. homebuilders or developers who do self storage, medical office, industrial, retail/commercial) then I usually can market to them without necessarily having to put on the market, because I know who the players are in SoCal, and that helps especially when seller doesn't want to do an exclusive listing, but will let you bring offers off market.But in general, for random pieces of land that aren't necessarily for the big developers/builders, you certainly need to put it on the market. 

For me I specialize in distressed properties so I get deals that are listed that no one is making offers on because of the property condition.

I've even thought of buying a rental house to offer to a full time employee to move to this area but I'm not sure if that would just create more headaches in the long run)

DSTs are considered real estate securities and are offered to accredited investors only.

We always submit lower offers but they end up selling regardless.

Your local law may say you have to offer renewal but it may not dictate terms so see what it says.   

You can technically submit an offer yourself, but it can get tricky.