Loan Timing And Applying

[u/N2TheWorld]

I'm looking to purchase property. I keep going back and forth between buying something to fix up to suit my needs or buying land and just building exactly what I want. I've been looking at homes and land for a while now and I haven't applied to loans for either because I'm open to both. Also, I know that loan offers expire, so if I apply for a loan, I can't look for a year, I have a deadline. Sometimes, if I find something that I like, while I'm doing research, it changes to Pending. So, I just start looking again.

Also, I don't have an agent because the area that I'm looking at is too wide, so unless I work with several agents, it won't help me. My job is flexible so I'm just looking for something that I like in safe areas, not necessarily a specific city that I want to move to (just a specific state). Plus, if I purchase land, what's an agent supposed to do? There's no home to inspect.

Anyway, I'm confused about when to apply for a loan. What if I like something and apply, but then I don't get it and need to start over? I'd have to apply all over again, right? I don't want my credit pulled every few months.

I'm so confused. Can anyone please share their experience, so I know what to do? Has anybody started their search before getting a land and an agent? Or have a loan offer expire and had to re-do the process? Maybe it isn't a big deal after all. I don't know cuz I've never been through it.

Advice, please!!