If so, what would make u buy a piece of land vs a house?

your QI should be telling you to hustle right now.The 9% rate isn't the only piece of the pie. 

@Travis Boyd Outside of instances where FHA or other extremely advantageous financing options exist I am a proponent of the LLC for investment real estate although the liability piece is overstated.

Very good   we sold 3 flips last month and working on 2 right nowWe bought a bunch to hold as well1 piece of advise - don’t buy on market I am buying w issues   I solve whatever issue and make a lot of equity or moneyStill hosting 2 nd weds of the month which was last week  and tonight I’m the guest speaker at the Reia You have my info  if I can bring you value let me know 

My best piece of advice is to buy a house with an existing permit.

But it's a relatively minor piece in the big picture. 

I just looked at one piece of TX land. 

Big piece for me for this property is to meet the STR loophole hours to make it non passive to help offset my w2.

Also have you been able to see the property in person or are you relying on an agent to be your eyes and ears on the ground?

Make sure under the sink there at least a big piece of plywood that can take a water leak.