Code § 10139Any person acting as a real estate broker, real estate salesperson, or mortgage loan originator without a license or license endorsement, or who advertises using words indicating that he or she is a real estate broker, real estate salesperson, or mortgage loan originator without being so licensed or without having obtained a license endorsement, shall be guilty of a public offense punishable by a fine not exceeding twenty thousand dollars ($20,000), or by imprisonment in the county jail for a term not to exceed six months, or by both fine and imprisonment…

The best indicator of how they'll handle your exchange is how they've handled others. 

Or, a place where lots of new houses are being built might give you an indication that its an opportunity zone or in high demand.Smart Steps to TakeLook Back in Time: Use Google Maps to flip through images from different years to see how things have changed on and around the property.Spot the Signs: Keep an eye out for things like construction activity, nearby abandoned areas, traffic velocity to understand how things have developed over time.Predict the Future: Knowing what’s happened before can help you guess what might happen next.

We have in effect done a pocket veto as we have not responded, but I plan on responding indicating we need above LTR rates otherwise we can just switch to LTR increasing our revenue due to reduced expenses.  

Based upon your statement, "Naturally, my heart goes out to this individual" is indicative that you may let emotions trump logic.Forward to your PMC and monitor their actions to start eviction ASAP if tenant is behind.You can also direct your PMC to offer to let tenant out of their lease early IF they cooperate with showings.If they fall behind, you can direct your PMC to offer Cash-for-keys to regain possession faster. 

The other buyers agent indicated to the sellers agent that 720 was their best and final.

Research historical trends and economic indicators to gauge the area's growth potential.Consult with Professionals: Consider consulting with a real estate agent or financial advisor who is familiar with the Corpus Christi market.

You can also go on to Zillow and indicate foreclosed homes and you can pursue them.

I have a feeling the neighbor won't just go quiet though, as they have already indicated that they would give up land for a price. 

In a similar fashion, if you can imagine how much landscaping and underground infrastructure is in a golf course as compared to the clubhouse, that will give an indication of why an extremely high percentage of the property's value is allocated to the land improvements.