My understanding is that only licensed agents get access to the MLS is that right? 

I have the construction contacts and access to funds for the ground up construction (1 building at a time).   

There are a lot of fees associated with being an agent or broker - insurance, Association dues for access to MLS, etc so make sure you are doing enough deals to cover this As an agent you have to work for a broker and give a portion of commission to them, even for your own deals.As a broker, you need experience to become a broker. 

The equity on your personal residence is more accessible via Heloc than investment property.

A 1031 exchange would be a good idea if you're wanting to sell the first one because then you can access all of the equity. 

It would still be just as easily and safely accessible by the USPS and the neighbors, only 50ft down the road (and technically still on my property). 

(I used to teach in Oregon so have about $49,000 as a lump sum that I have access to now without penalty.)  

We have the down payment and access to cash for the renovation - but getting a conventional mortgage would be tricky because we had to walk away from a mortgage in 2008 (surprise, surprise) and it took the bank until 2013 to finalize the paperwork - hence, our waiting period is until 2020.But the deal is NOW! 

Be sure to tell your accountant that you now need to file non-resident income tax returns in each state where you own property as well.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.It also is helpful to have a California LLC in case you ever sell that property and move into another state so that you do not need to form a new LLC altogether with new operating agreement, just re-register in the new state as a new foreign LLC. 

Also wondering what snags people have run into with regard to zoning laws and/or deed restrictions, etc.Thanks in advance for any thoughts!