We have bought through this realtor before.I selected a Buyers broker to represent me, versus working with the Owner/Realtor to buy his ground. 

Assets identified in this study include:Irrigation systemBrick paversLandscapingIn-ground swimming poolPool equipmentPool heaterConcrete equipment pad70.96% of the total depreciable basis was classified as 39-year class life.

RLS advocates a lot of estate planning, depending on what type of investments you have, you may need boots on the ground to review leases, evict tenants, review financing etc.

The rent to price ratio's look really good for Texas (as well as compared to national levels) and my models cashflow at 20% down if the rate is at 5% or lower, really at the current rates its more breakeven but there Refi potential over the coming years and there is appreciation upside in my opinion with the new Tom Thumb, HEB, and Target breaking ground this year making Forney a more classic style suburb.

We Specialize in Conversions and Ground up Builds with fully Prefabricated Off Site Construction How did you find this deal and how did you negotiate it?

Back in the day when I sold rural ranch lands pre google earth you needed to be able to read and understand USGS quad maps and a compass and understand from certain points on the ground you had compass declination's just like when your flying. 

Shameless plug: I just started a consulting business for the exact purpose of helping new investors get off the ground here in Buffalo.

In either location, if you are not boots on the ground, you absolutely need a realtor who has STR experience and ideally properties themselves.

But the red tape and the inability to scale due to the way mobiles are purchased and then not having boots on the ground where I was targeting were just too many obstacles to overcome in terms of risk.But the numbers were there. 

Garages are often cheaper to convert to ADUs than ground up construction, but not cheap enough to obtain a profit worth the effort.