The IRS has tended to look suspiciously at refinances right before your sale and 1031 as a way of accessing profit. 

Some strategies to consider:Networking with wholesalers: Many off-market properties don’t make it to the MLS, so connecting with wholesalers who operate in OKC can be a great way to access these deals.

Access roads and if multiple are needed for each unit.City regulations and zoning.Impervious cover requirements or percentage across the whole lot.Drainage per units built. 

You can try networking with agents who have access to off-market properties. 

If you had a locked door or no access to that area that would typically suffice.

Look for views, seclusion, walkout basement potential, water feature potential- people love ponds, add trees, add boulders, multiple access or roadside properties, no zoning in Texas counties, check city zoning, location location, utility access.5.  

Access to capital at reasonable rates IE from a Bank not a HML or PML this is also a big deal  HML / PML is generally 14 to 18% apr on your projects..

Once you pay that money back to the bank you cannot access it again.

And I would also get access to their team of financial experts on how to build additional income streams such as franchising.

You have a mechanical skillset you are perfecting so you will always have your trade to barter for access.