BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

We have family teams in place in both markets of Texas & Virginia and source deals on/off market through agent referrals, cold calling motivated sellers and PPL.Well, if you get more deals than you can handle and they’re too good to be true I have a friend in San Antonio that buys properties I might could point you to. 😇 

What are the chances they do?

Engage architect/civil engineering - If you are buying land to start development and not just land-banking, I'd engage with an architect immediately.

I wouldn't consider buying real estate if I didn't have $160K cash in hand.

We could make a decent down payment with the 40k, but due to us having little money left over at the end of the month, I'm worried about buying another deal with minimal cash left over after the down payment and not having two mortgages.

I spent months, no, years, reading books, buying No Money Down cassettes, (Carleton Sheets, anyone?)

The program is neither good nor bad, there's just different pros & cons compared to cash paying tenants.Have offered to schedule a call with you numerous times to try and assist you, but you seem to prefer posting & posting & posting - which will take so much longer:(What are the chances you'll actually invest someday, given how long it's taking you to do basic research?

Investment Info:Small multi-family (2-4 units) buy & hold investment.

We cash-buy or use light debt, then refi or hold once cash flow’s rolling.