Purchase price: $375,000 Cash invested: $30,000 This was a 2 unit that I purchased in 2016 for $375K.

They develop, they build, they finance, they property manage, they will have HAO, cleaning crew etc. etc. etc. so the subsidiary companies make money every step of the way.From investor perspective: The investor pay $15 K to reserve the right to purchase 25 multiplex over the year of next 5 years. 5 each year.

This growth typically drives significant appreciation, which is the key to making this strategy work.For example:Let’s say you purchase a property for $300,000 with 25% down in a market with an 8% annual appreciation rate.

I purchased at 300k with 5% down & put roughly 90k into the property over a 2 year period.

Someone who can't save up for a new purchase every year but still has a lot of desire for growth in their area of expertise.

You can increase returns with leverage (that is a mortgage) or with value add (renovations, additions etc).I think cap rates (rents minus expenses divided by purchase price) on commercial and industrial is higher with less work involved, but its more expensive than I can afford--so I know next to nothing about that land.

Land is valuable as I could purchase a new mobile home and install and less costs since utilities are already on the land. 

There are no restrictions preventing out-of-state investors from purchasing rental properties in Texas—these investors enjoy the same opportunities as Texas residents.Additionally, the financing restrictions you mentioned don’t align with reality.

If you are looking to just calculate profitability, set how much profit you want to make then:ARV - Purchase Costs - Holding Costs - Selling Costs - Desired Profit - Rehab Budget (including contingency) = Maximum Allowable OfferIF you cannot calculate those numbers, a spreadsheet isn't going to help you. 

Just keep a good record of your SREO and hang onto the HUDs that you've had from both your purchase and your sales.