If so how was your experience?

Research them away from their reviews and see real experiences.

That process has direct lender involvement.Where the challenge lies, is when unsophisticated "investors" with no experience, no money and no reserves use creative financing (often called wrap, subto, lease option, seller financing, land contract) to purchase properties and along the way there is a "hiccup".

Asking to anyone who has experience, knowledge or connections in these southern texas markets, how has this or does it affect your real estate strategy and returns? 

I would talk to some lenders  getting land loans and development loans with no experience is next to impossible starting out.. 

If you decide to pursue this option be sure to EXPLICITLY spell out how the maintenance of the buildings will be handled as these types of facilities tend to be hard on property from my experience.

I have experience with this strategy in Arlington and Alexandria city.

I have no experience with real estate investing. 

Another draw back is short term your expenses will be higher because you are paying the mortgage plus paying back the loan but that is a short term draw back until the loan is paid back.How it works: I have experience with my wife's company and mine, each is a little different. 

I’ve had great experiences with both wellings and sunrise.