Careful going outside state lines -- contract for deed is not allowed in Texas.I didn't think COD is illegal in Texas, just perhaps not recommended anymore, because it is difficult to comply with the rules or regulations. 

How about using SDIRAs not to hold assets but to operate businesses?

In our area, it is rare to find a gas station where the real estate is owned by the operator.

Don't operate under the, "we get along and can figure it out" mindset. 

The issue is: can the operator survive to that "long term".  

We are familiar with several operators, but we chose to work with AJ Osborne at Cedar Creek Capital. 

We have a RE attorney & mortgage broker to make sure our operation is legal & compliant.

My questions: - Looking to understand pain points of operating in Indio that you wished you had known - Besides the music festival in April, is there frequent tourism ensuring you are making the annual CoC ? 

Start by deepening your understanding of CRE fundamentals, including net operating income (NOI), cap rates, and lease structures like triple net (NNN).

Make sure any renovations comply with local regulations and obtain the necessary permits if plumbing changes are involved.