I was just talking to a guy in Juneau  He said they were seeing some softing a bit as Juneau is heavily dependant on the state.RR 

You will see the whole spectrum from a soft sell to a hard sell.

The one golden nugget I took away from him, was:"Your Soft Costs should never exceed 15% of your Hard costs"Soft costs include items like engineering, architectural and legal fees and other pre-construction costs.Hard costs include physical construction.

Texas markets historically have been doing so well that any little cool off is seen as a huge downturn when a soft market there is still out performing  many markets in other states.Dallas and Fort Worth along with Austin were recently named in the top 5- 18 hour cities in the nation.

I remember Freedom Soft with Preston Ely! 

There is no way to answer that question without knowing what the lumber compaines in that area are paying for their lumber and the kind of lumber on the properties, such as pine, oak, or other such hard and soft wood.Some will charge to come clear your land for you if they are not selling the lumber already in stock since cut trees deteriate at a much faster rate than processed wood would.Then you also have to find out if lumbering is allowed in that area.

It was winter time and the ground was soft and muddy. 

It is a reasonable price, and is the perfect soft tone grey that is agreeable with any trim and both gray and tan tones.

I know a few Hard Money guys in the OKC metro, but man I would always recommend against HM if medium money or soft money is an option. 

Once you've completed #3, you combine it with what made those areas attractive and then find those properties in similar areas with a lot less investor pressure.Just my 2 cents, but I don't like to fish in the middle of a pond, where a bass tournament is happening!