Farming operations have scaled correspondingly and what was the family farm of my grandparents is no longer sustainable ... in the areas where my parents grew-up, many "family" farms today are working  6 - 10 sections annually - a task that requires millions of dollars in capital equipment.There are also farmers who are specializing in organic and/or non GMO crops (both of which may require maintaining a wide border strip between their fields and their neighbours crops).There were (and likely still are) two principal ways of renting farm land in that area: a) straight rent per acre/quarter/section or b) a share cropping arrangement with the farmer working the land.  

It depends what you need a real estate attorney for.Forming your company, preparing Operating Agreement, etc. ... you can hire CA counsel.Dealing with local law, leases, tenants, legal issues and evictions ... need UT counsel.

I bet the DA starts looking into the timeline up to present day.

We want to be real estate investors mainly dealing with rentals, we started the LLC thinking it would make the most sense considering we’re operating out of 2 different states (we paid the fees to operate in both).

It all depends on how much you are willing to invest, what areas you are interested in/classes of properties, what your operating costs will be and of course what your end goals are.

@Andrew Johnson I'm bad at explaining sometimes.The ltv would be around 75%Gross  income                         $57,000Net operating income est

scenarios to form up your final Operating agreement.Good Examples of "What IF" scenarios:What if you get hit by a bus? 

We have an LLC set up in SC, and that is where we are operating.

However it might not be the best bet for an investor...because it goes to every single door on that postal route.

Your best bet would be to call small local banks near the property and see if they will look at a reduced doc. loan where they don't focus on your W2 or credit depth.