The answer to both questions is rather simple, you get out there and make it happen.

But my requirements for a buy agent are simple - reply quickly and give me more data and information than any other client will want.

It will have to be some sort of commercial loan product.If you are just starting out, keep it simple... 

The process of zoning change is a fairly long one but with a simple start.

Which makes printing reports for taxes very simple.  

Simple... 

Simple thing is to just take the required education, which sounds like you have done, and then to find practice tests and just work till you consistently get a 90 percent on them or better.

California adds a wrinkle as it is a community property state.Your tax advisor should be advising you regarding the tax ramifications of potential actions and interfacing with your attorney, and your wife's independent counsel should be doing the same for her.Even something as simple as filing status (MFJ vs MFS) has ramifications that extend beyond the finalization of the divorce...Best of luck.

If it was as simple as choosing the amount and, if something bad happens, you get that amount, it would be one thing. 

Whether or not it pays for itself as a 'lake house' is probably tertiary to the simple acquisition analysis and operating model you run your STR under.