If you really want to get funky you need to also look at (in limited cases) mineral rights, if they convey, etc.

Does anyone know Is it common in TX that the sellers want to keep mineral/estate rights?

I doubt you can find these any more, but RE purchase that include the mineral rights and sell the mineral rights but keep the RE. 

We have two other projects, one in Houston and one in Mineral Wells, that will require similar heavy lifting and infrastructure development.

Oil, gas, and mineral interests qualify as like kind with other types of investment real estate.  

It's great for rent price comparables for a clearer picture for your miner crunching.

Seller is not wiling to give up its mineral rights on the property.  

Check to see if you have mineral rights, if not then you're going to be getting even less for it.

So his specialty is property title, mineral lights, and multi-plot tie up, and my specialty is tax law and business analysis.A lot of my deal focus to start will be older mixed using buildings in commercial areas, namely small ground floor retail locations with 2-12 apartment units above.Scott

We have tried softening the clay with both mineral spirits and vinegar, but are still not able to remove the complete pad.