If that isn't in whatever town you live, then broaden your horizons.

Doing REI while building a fish pond in the middle of winter.So no you don’t have to sale REI to retire.  

You may need to broaden your search but you can find cashflow in Central Texas!

Honestly I’d probably end up diversifying sales proceeds into stocks and some into DSTs to broaden my base.

Traveling has always been a passion of mine, and I'm constantly seeking out opportunities to broaden my horizons.I'm looking forward to connecting with each of you, sharing experiences, and embarking on this exciting journey. 

I hope that allows you to broaden your search!

My house on slab is in a nice middle income area with expensive fishing boats and RVs in the concrete driveways, yet 2 comps were on another area with block homes, hoopties in dirt driveways, and 2 of the comps even sat next to trashy convenience stores.

I think is a stretch and it really depends on who they are bonding for one off individual Not so much.. big builder developer who is bringing them hundreds of thousands in title insurance and escrow income a year.. ( like I do on my projects) thats a whole nother kettle of fish.

Since the vast majority of dirt deals lots and acreages are owner financed I would expect that number to be much higher than 83,000.00  but if that is the number then those fishing in the sub too pond are going to find it pretty darn difficult to do a deal much less get any kind of volume.

You will probably have more luck finding a CPA that best fits your needs if you broaden your search.