@Shawn Questa I agree with you that there could be some opportunity here, but personally, with that little equity in the property, I'd wait for the pre-foreclosure process to start and  perhaps you can do a short sale (though I don't know the details on how that's handled in TX).

Many brokers are open to part-time agents, especially those focusing on investing rather than traditional sales.

Why not test the market by putting the lots up for sale, and if nobody bites, that might provide your answer. 

My $10,000 went to the EM for the sale.

Are you basing this solely on what you can afford, or what you intend to make on it, or your target sale price? 

All states have foreclosure sales.

My business is listed or sale so I am thinking if it does sell that the business would then just stop paying rent and I would still own the property.

when you say "being sold" do you mean the minimum bid amount or the actual sales amount? 

The biggest challenge we faced is the property's proximity to a railroad, which has proven to be an impediment to the sale.

Usually the seller completes these before closing, but for the "as-is" sales or foreclosures, they tend to put that responsibility on the buyer.