MAYBE they adjust that up or down 10% depending on outside factors but they’re not checking the assessed value. 

Buying a Bed and Breakfast with potential for events and short-term rentals (STRs) can be a fantastic investment, but as you mentioned, with the market saturation and seasonal challenges, it's important to run the numbers carefully.

That’s a factor in getting rehab upfront.

I recently purchased land in South Texas with plans to build my forever home.

Its really going to come down to multiple factors, including your personal situation/strategy but it appears you are definitely thinking about things in exactly the right way.I'd say since it doesn't seem to be an "urgent" need - I'd advise talking to some lenders and since the rate environment is still moving quite a bit, settle on a interest rate / points combo that is "your number" and when market rates move down to that point - have the lender contact you and get ready to go, and just wait until that occurs

Good school districts make for better long-term investments, so it’s something to keep in mind when choosing a property.So while schools might not be your number one factor when flipping, they can definitely help increase the speed of sale and final profit.

Please work with an experienced lender to help you understand the right loan products.There is an operational cost to raising rents that does not seem factored into your process. 

Redfin says its value could be 150-160k, but I doubt that’s accurate, unless the market heats up with lower interest rates.What factors should I consider?

HELOCs for investment properties are 2x higher in rate usually due to the higher risk factors placed oon them by fannie/freddie and a more conventional risk assessment is applied when underwritting them.

Iso g this info you can better determine projected vacancy based on factors you can control on top of the fact that you could have other amenities or the best presentation that would help minimize vacancy.