There a lot of moving pieces and their CEO @Zach Lemaster has put together a great organization.

We have a large piece of land undr contract that we'd like to develop for IOS.

I still have not received furniture pieces that I paid for back in September of last year.

I have experience in the flip, rental, space and can help with the loan, and the real estate broker piece.

I live in San Diego, CA and not familiar with Sherman, TX, so every piece of info would be highly appreciated.Thanks!

Well, there are multiple moving pieces.

Here is one piece of advice When looking at areas to invest in check out this website https://www.areavibes.com/ its pretty cool it gives you a total livability score and rating for that areaBest of luck!

Most companies marketing with the word outsource some of the pieces you described above - in particular, the management on the back end. 

Sounds like you've started your research on OOS investing, but the single best piece of advice I can give you is to establish a trusted investor-friendly agent who will be your boots on the ground once you decide which market you want to target.

I've read J Scott's Books on flipping and gone through the Youtube rabbit hole but I feel like I'm missing a piece.