I’m not implying brokers aren’t valuable but with your background and credentials you may just need to find the right direct lenders.  

As I said above, "for many investors this approach would not yet be worth it" implying that OP should probably not implement this approach due to its complexity, extra cost, and minor benefit.

I believe people should be able to purchase in these low dense rural areas and have the type of community that was implied by the zoning when they purchased.

The investor moniker doesn't imply wealth or wisdom in my world; I would suggest people use it more sparingly! 

This implies you are relying on appreciation for a good return. 

Then some of the agents imply your offer has a better chance if you give them a wink wink you might be interested in hearing more about their EXP pitch.  

There was an implied success to the first paragraph before proceeding to the second.

Not implying that I'm real excited about them either but if its a necessary evil and only risking a couple thousand then why wouldnt i pay that couple thousand to the school of hard knock that may or may not pay off?

That doesn't imply that the knuckleheads at the county permit dept. know what they are doing.

IML has a $50 per stay fee, implying rental rates must be higher if you are looking to cashflow.