It's easy to obtain, costs very little, and doesn't require extra, on-going effort to maintain. 

I think at the end of the day with he amount of effort you need put in to wholesale you likely could apply the same effort and receive better return elsewhere (opinion).  

.- Revitalization: The area is seeing revitalization efforts which can be beneficial for investors looking to capitalize on emerging markets.Data Reference:San Antonio Business Journal: Reports on Alamo Ranch’s growthZillow: Provides home value trends and market insightsUltimately, “if the numbers work” is key, but these areas show strong growth potential and demand.

I wasn't sure if it was a group effort or just him or what. 

This year, I made an intentional effort to dedicate at least 5-10 hours a week to learning and have done that consistently, and probably put in way more hours than that.

Realize that would be based on your efforts, versus the current sellers, but you would be willing to pay above market if you plan to make a lot more by doing the value add.I prefer to pay below market, but if the zoning is hard to find, if the potential value add is great, or the finance deal is wonderful, then I would pay above market. 

Lee - How to Make Money in Real Estate Tax LiensProblem is they're all fairly generalized and talk about the basics from a global/overview perspective, whereas Tax lien certificates are all county-specific and are based on local and state rules and regulations.

I'm also open to investing in emerging areas and putting in the effort to develop the property.Thank you in advance for your time and energy.

Wholesaling takes a lot of effort and time but I've seen wholesalers get rewarded for that effort by taking action.

One of the worse things you can do as a wholesaler starting out is put a lot of time and effort into negotiating a listed property only to have other buyers purchase it right from under you, at your negotiated price, because you have neither the funds nor buyers in place to acquire it.