Experienced agents that are smart enough to navigate the new landscape and charge what they are worth.

I could use some help to calculate if i'm making a smart investment.

Each room is fully furnished with plush full size bed on a 15” tall frame for storage, smart TV, desk and chair, night stand with lamp, artwork, full size mirror, and clothing storage.  

These examples were both smart people mind you (one an engineer, the other a doctor).

It seemed like the smart thing to do since it is in an up and coming area.

You always talk about strategies, and they are all smart... but Ive never heard you give an example of your deal.

You have to be smart, do your research, work your arse off, and be careful.....

Building a trusted reputation in Texas for finding great deals, both on and off-market, is smart. 

Smart people - if I own 24 buildable lots appraised ~$1.6-1.8 million in total (assessed by town at $1.4M), what do you think is the best way to build out the homes (notionally $300-400K builds/$450-550K sells) and make money: a) putting the least money out of pocket into project, and b) NOT signing on construction loan(s) if possible? 

As and out of state investor it is always smart to build a local team you can trust.