bogie,
You mention several areas of valid requests... but keeping it on a firearm related line of topic...
HOA, CC&R's are the things that limit your flag flying or parking of RV's where they can be seen from the street, etc. Avoid HOA like the plague.
Here in Clark County NV (Las Vegas), the Planning Department has their Zoning Codes on line... using the search mode and factoring in firearms or shooting ordinances helps narrow down your results and the frustration of finding answers to questions you're not really sure of in the first place.
As the ATF now frowns on home sales in areas not Zoned for Firearm sales, you need to purchase your land with that in mind in terms of neighbors and zoning regulations. You can always ask for a "Variance" of conditions to allow you to work at home. You stand a better chance if the neighbors approve so talk to them and get them to come with you to the Planning Commission meetings you'll have to attend to get said variance to speak in your favor.
Incorporation is just a piece of paper and a fee to the Sec'y of State, but your tax-man will need to tell you what rules do work and what don't in that regards to working from your house (A separate building or door from the main house entry, perhaps). You may also need to apply for and receive a "Use Permit" as most residential parcels limit your activity to living and/or agricultural uses only. Business license is required too which usually means some form of inspection by the local Fire Dept (at least it does here in LV). Fire Dept may have specific rules on qty of flammable material and storage methods as well.
Different counties or cities have ordinances concerning discharge of firearms within x number of feet of a domicile and you'll need to be aware of those as well.
Regarding the FFL, you may look at it in one of several ways, Sales, Gunsmithing or Collector of curios & relics.
Putting it all together, look for a large enough parcel with adequate backstop or holler, creek bed/banks, hills etc. and neighbors either far or near enough so that your noise will not disturb them, notify your Sheriff's office once you have all permits in hand and invite them to come out to your Grand Opening. 3 - 5 acres isn't really going to give you a whole lot of space for benchrest rifle shooting and living next to a range can be both a blessing and a curse depending on where the land is relative to direction of berms.
Having Incorporation papers and all the other necessary permits, variances, Insurance, storage of arms/powder etc should keep the Feds happy, letting your local Sheriff know what's going on at your place keeps them informed and happy as well. Plan on spending $2500 for all permits and fees locally. Maybe some form of sound suppressor or two would be a good idea as well, tho it might affect your benchrest groups
Adios
