Boulder county has had far less fracking than Weld county historically (Erie spans both counties), so you might look as far into Boulder County as possible but the future is uncertain because the moratorium was recently lifted in Boulder County. 2 people were killed last year in nearby Firestone when a new house exploded because it was built close to an improperly capped flow line, and these flow lines are not mapped, so it’s definitely an issue to be concerned with. http://www.timescall.com/carbon-valley-news/ci_30959619/firestone-explosion-started-by-gas-from-cut-flow

In theory the marketplace adds some value for the investors by doing some limited diligence, but most aren't experts in many products types spanning a nationwide footprint.  

College was still tough for my attention span,  real estate was very successful and well something had to giveSo college and the Army gave me the time and the tools to figure out where I needed to be

You'd have two properties as collateral.Or, wait it out until someone wants to buy your parcel.Or, use this property as a barter item to add as a 'must-take' on another deal.I'm not big on spanning a non-existent wall.

The time span in my analogy is greater than the initial time span to show an extreme example.  

Use a material that's easy to clean/maintain, has a longer life span overall, looks great no matter how much traffic it receives, a material that is classic/timeless rather than run the risk of today's trendy material becoming dated as styles change.

If you're wholesaling, it would be useful to find out any significant repairs the property may need, as well as any that may have been done recently (roofs, water heaters, etc come to mind, since they tend to have relatively specific life spans).

The agent and the mortgage agent agree that it will take 5 months or longer to sell, and the RE agent sent recent CMAs that show that my subdivision has a wide range, recent closing spanning less than a month to over 5.

Taz, while I can respect your post - again, you stated earlier that while you built your investment portfolio over a span of 20 years, you had a job for 15-20 of those years if I remember correctly.

There are some subdivisions with clubhouses and pools, and there are subdivisions that are more spread out, without these amenities.Camp Verde has more irrigated properties and spans along the Verde River.