Southern border of the land is Wilson Creek (a large, well established, full time creek with old growth trees)Approx 1 acre of non-recoverable flood zone along length of creekTwo small ponds on the property, which can be filled in to utilizeSmall neighborhood to East of property line with utilities ready and available for project Currently a couple of older homes and barn structures on property (100% liveable and well maintained)Wilmeth Rd is currently expanding down the block to a 4 lane road which connects to Highway 75 in McKinneyLarge developments are underway within a 1/2 mile to 3 miles out radius<4 miles to Costco, ChickFilA, WholeFoods, Cinemark, major hospitalAT&T Fiber and Atmos Gas at front of propertyA water well can be run, if desired, or tap into the city's water (currently on city water and has large main at front of property)A CE firm has drawn up plans for a small, 12 home, 3/4 acres development.

When I asked about this I was more or less told that because they run the purchase/sale through the agent's brokerage firm it makes the process more efficient and there are all these moving parts etc.

It might be time to have a firm conversation with the tenant, letting them know that going forward, rent needs to be paid in full on the due date as stated in the lease.

Our local organizations do a lot - we have representatives meeting with council members, a professional PR firm to help change the narrative on STR's here on the islands, and we're working towards increasing our own lobbying power.

We are also entrepreneurs who have run a successful marketing firm since 2011, so we have experience building a business from scratch, hiring, marketing, building and leading teams, high-level negotiating, etc. 

- Any recommendations on how to vet CPAs and cost segregation firms?

There is a time and place to be lenient and forgiving on things within a lease, when someone is not respecting something big like this, you have to unfortunately be firm. 

The top ones we see in our bookkeeping firm and that I've experienced personally doing BRRRR's are overleveraging and romanticizing the cash flow. 

If so, any law firm or agency you can recommend to help with this?

If they are truly a local firm you'll want to vet their experience thoroughly to verify that they have the depth of experience to handle what you're anticipating.