FINAL THOUGHTS 💭Trust your instinctsValue experience over charmPrioritize competence over costDocument everythingDrop questions below!

Research led me to a couple of videos of former ND players coming back to build development into the area.

Some people seem to get locked in to one place they find, or a place a friend or family member is selling without really evaluating the available market.In a small town in East Texas I would think your biggest risk is a big player coming to town that can absolutely crush a smaller player. 

You only get a single point of contact for everything all encompassing, and unless they are 100% competent(not even proficient) you are screwed.

They already lost some major players due to the state capping rates https://www.foxbusiness.com/lifestyle/california-insurance-c... will all insurance companies stop coverage, raise rates or reduce what they cover?

@Cole DobbsIn addition, I may be able to help you and connect you with some key real estate investor players in the Houston, Texas market since I am an Investor myself that have done most of these real estate investing strategies and also an investor-broker who has helped over 400 investors like you. 

I will admit they are better than some other big players, but can certainly find better rates out there. 

You should engage with the local players in the commercial market i.e.

It seems to me that they all whether paid of free, will all have the same exact amount of houses because all the transactions are all public and so they seem to compete with each other based on the quality of the data of the houses, how up to date it is, and the user experience in configuring the how the layout is.

Quote from @Waruna Yapa: Quote from @Patrick Roberts: The competence and expertise of the lender absolutely matter, as do the terms of the product.