Consider long-term goals, market trends, improvements, tax benefits, and flexibility.

If land is at a discount there may likely be extensive sitework costs - if you purchase an existing complex in a good location your improvements will increase rents/value with the opportunity for conventional financing. 

Look for podcast called laundromat resource or their youtube videos.

Gurus, YouTube, webinars, real estate TV shows.

Given your situation, I think the best thing to do is 1) work on improving your credit and 2) look to house hack, preferably a duplex or fourplex where you live one unit and rent out the others.

@Lucas HannonTo prepare for a multifamily property investment, read books on real estate investing, network with investors, analyze deals using tools like BiggerPockets, stay updated on real estate news, improve credit, collaborate with professionals, understand Texas landlord-tenant laws, develop a strong investor mindset, and set clear goals.Good luck!

My question is will those home builders put pressure on that gas station owner to improve their business appease wise? 

Hey @Robert Schwenkler, can you mitigate this kind of issue by improving systems maintenance?

Economists, investors, brokers, and countless media outlets (including Youtube) share market predictions in January and the preceding months.

But I suspect most of these buyers believe the ARV is higher that what you do for the buildings they are buying and improving.