Looking at lots listed for 15-25k in Texas satellite towns to initially hold then eventually build class A/B duplexes. 

Eventually, I hope to use the knowledge I gain and the connections I make to take action and get started in the world of Real estate investing.

somehow this almost never works out; eventually the property sells for something close to land value.  

I’d love to have real estate provide some financial freedom/flexibility and create a portfolio that I could eventually get my kids involved with and pass down to them, but I end up feeling frozen/stuck based on the factors above. 

We wanted to eventually use this land for short and long term rentals and it would take much money and time to make that happen.

Most of the time you'll be fine, but when something bad eventually happens (with enough exposure over time, you are virtually guaranteed to have something bad happen), the outcome is likely to be catastrophic. 

Around 2 million I like Advance Auto parts, Auto Zone, Davita, Fresnuis, Aspen Dental, Heartland Dental, national emergency clinics,etc.Starting out cap rate in 6's but over time blended cap might eventually pass the 7 cap mark.

I know I can eventually get X for rent.

With housing, utilities, and daily expenses climbing, more tenants are finding it harder to keep up, which can lead to payment issues and eventual evictions.

I sent certified mail mid september that was returned from the post office. i eventually flew drove down to the property in beginning of October to post eviction notice on garage and front door. i inspected the property that seemed half way abandoned.