Quote from @Patricia Redsicker: My husband and I have other property investments but recently, we established an LLC to start doing fix and flips in Baltimore City/County/surrounding areas.

A lot applies to FMB BUT it also applies to the surrounding areas. https://restorefmb.com/

Is the 10% include on the cost of the land, infrastructure, etc?  

While San Diego is receiving cash from the surrounding cities. 

Not enough people to generate the demand to sell enough houses for that size property and not enough people for a factory or something to come to because they wouldn't be able to get enough employees from the surrounding areas.Is that a good hunting area?

I agree with your idea of exploring the smaller surrounding towns in East Texas.

The surrounding lots are developed and have houses, It is not a closed community but it looks like one.

You will see that this is a pretty tight knit community and you will soon find yourself surrounded by the right people if you put in the time and effort to connect with people. 

Happy to talk further on the area (we are large enough to offer options to focus on student rentals/UW Madison campus, and anything from Class C to A locations or suburban/surrounding communities) but to help you consider broad initial search, you could start by deciding how important cash flow is. 

They were encroaching onto the property, and beginning to surround me.