With all of these, I will be at 25% of my monthly income getting cut out.

I was going to start looking around a bit but do not want to waste time if there is nothing like this out there.

It's far too easy for me to stray from the plan and end up wasting a ton of time chasing leads.

However, this is highly audited area and you will see some blocks:1) you need to find a right asset first that you  enough depreciation with cost seg. 2) you need to materially participate in that activity.3) your losses might even be limited based other IRS code section. 4) You need to have an audit proof and documentation of real estate professional status.If we are talking about a huge tax bill, I’m pretty sure you would benefit from hiring a good CPA who can cut your tax bill.

And this past year a MASSIVE oak tree needed to be cut down.

He said, looks like a lot of work cutting them down. 

Unless there are local legal reasons I would probably opt for the later as that would cut down on potential confusion between spelling out 2 different ways of handling utilities in the same lease. 

With all of these, I will be at 25% of my monthly income getting cut out.

Yes, but you need to narrow it down a lot to have a coherent answer.You will have to look at (I'd recommend in this order) the city codes (if it's inside a city, many cities above 50-100k population aren't friendly to development of these), the county codes (most counties are friendly to these, but you will probably have significant issues in major counties like Bexar, Travis, Dallas, Denton, Tarrant, Harris, etc), then you will have to comply with the state-level (TCEQ and others) on the water supply and waste water treatment systems.To put it in perspective again, in say Dallas or Austin, you will likely have prohibitions or very significant hurdles on developing RV or tiny home properties even on unincorporated, "unrestricted," AG-zoned properties at both the city/municipal level and county level.

Plenty of buyers just not many sellers who agree to cut the price due to rehab costs.