I notice you skip right over who does the clean up, Jim, and who has to approve building in areas that aren’t defensible.I also see that now you admit that your fairy-dust belief that people “will” work with insurance companies to clean up is not necessarily true.

I've been eyeing land in Central and West Texas, and they occasionally have some interesting opportunities, but some of them seem too good to be true. 

If that is true, is there any reason not to start with multi family?

That's definitely true.

A true Portfolio program offers a 15% Down for any SFR or up to a 2-4 Unit Multifamily but requires proof of some sort of income.

If all that is true try @Dave Foster.

This is the profile that got in touch with me https://instagram.com/_melefaante6_15k followersAnd the true profile:https://www.instagram.com/melefante6/300k followersI have all the screenshots and the MoU that he suggested to me.

There must be an egress in all sleeping areas and make sure the listing states it's a sleeping loft that is not a true bedroom.

The challenge is knowing if the listing agent actually tells your offer to the seller or not.For example, if a distressed property is $650k and you want to offer $620k, the listing agent says the lowest the seller may accept is $645k, but is that actually true or made up because the listing agent wants their commission?

Whether your statements are true or false, whether we have evidence to support or deny a claim, it will never be something blasted on the internet.