Both of them have same limit, but SEP is maxed at the 25% compensation(for you adjusted SE income time 20%)  up to 55k. 

How are people managing, or is it only SE Texas?

My lender has about 6 branches throughout SE Ohio.  

Even if it hits, you can hold your assets for 7+ years as long as the rents are covering your mortgage and expenses. https://fred.stlouisfed.org/se...

I think many times with negative first person reports, it's not so much that a particular strategy is 'bad' per se.

My firm lends money to Investors and we build home in the SE.

I grew up in SE Texas, and lived in Jefferson and N Harris counties for the first 30 years of life.

If you find someone please post your results.I don't have any horror stories per se but any time I find someone reasonable they end up not being reliable or perhaps a bigger job comes along and they leave you stranded.

The best way to find good deals is to spend time in the country networking, working with a good agent (hard to find), or simply driving around looking for "Se Vende" signs and chatting up sellers.

This isn't cost segregation per se, because if you don't own the building, you are not 'segregating' the personal property depreciation from the building structure.