Buying land you own and reselling it is generally trading for your own account, and states typically don't require a real estate license for that. Licensing usually attaches to marketing or negotiating someone else's property for compensation, and where the line falls varies by state. Assignment-style wholesaling, where you never take title and sell your contract rights instead, is exactly where several states have tightened the rules, so check your state real estate commission's own guidance before you build a business around it. If you plan to offer seller financing on many parcels a year, some states also have mortgage lending or loan originator licensing that can reach repeat sellers, and whether it reaches you is a question for a licensed attorney in your state.
On insurance: vacant land liability coverage exists, and it's a distinct product from a homeowners or landlord policy. It covers your exposure if someone gets hurt on the parcel. Premiums on a small rural parcel are often modest, frequently in the low hundreds per year, and pricing depends on acreage, water features, road frontage and whether there's any structure or hunting use. Some investors carry a general liability policy that schedules multiple parcels instead of buying one policy per lot, which gets cheaper per parcel as the count grows. Ask your agent specifically for vacant land liability rather than describing it as land insurance, which is what usually causes the blank pause.
The cost most people forget is the annual property tax on every parcel you're holding, plus any road association or mineral rights oddity that comes with rural acreage. On a $12,000 parcel, taxes and insurance together can be a meaningful share of your holding cost if the parcel sits for a year.
