IRR calculations will always benefit the shorter round trip investments, so not the best deal metric to focus on.

St Augustine is a year round destination and close to drive markets of Jacksonville, Orlando also GA. 

I am also thinking that if they sell off between 4 and 10 years, the second round I will start buying in different time periods spread over several years. 

I'm on my 3rd round, so I'm not wow'ed but not hating it. 

I have more pictures of Christmas decorations  but of course some people book months ago for Christmas and Thanksgiving.Since Pogeon Forge is a huge holiday destination we get a couple Christmas pictures up year round.

Do you shop "year round," or do you try to time your closing for only certain times of the year.

as an example, lets say a lender gave you an 80% loan to buy the land PLUS 100% of the cost to build the property on it in the form of draws... theoretically you'd be walking away with MORE than 100% financing. its just done in a round about way, and you would still need to bring in some "skin" as @Brandon Croucier mentioned. 

Does anyone have any recommendations for a CPA experienced in real estate investing in the Austin/Round Rock area? 

My goal is to make 1M a year and 1M / 12 months = $83,333/month / by $500/month cash flow = 166.6 rounded up to 167. 167 Properties generating $500/month  =  $83,500/month. * 12 months = $1,002,000/year. 

They can't just go an play a round of golf together - anyone who has ever worked in a global organization understands those things are a necessary lubricant to make things work.