Savvy buyer's agents look at stats like sold price to list price ratio trends and watch specific properties to see what they sold for compared to what they were listed for to really understand the market and make offers accordingly.

Any tips on what to screen for specifically?

Consult with a qualified tax advisor who understands these limitations and can help develop a comprehensive strategy aligned with your specific situation.Remember: The best tax planning looks beyond immediate deductions to your complete financial picture.

Other times (situation specific) I NEED full service of a TOP PRO and pay the full boat.Your complaint seems to be that Realtor MAY be "overpaid", according to YOUR personal opinion, which seems to be based on a perceived HOURLY RATE.  

Texas does have specific rules regarding home equity loans and cash-out refinancing (often referred to as "Texas Equity Section 50(a)(6)"), but these don’t prohibit homeowners from using funds for investment properties.

I do have a third goal, but too much will happen by the time my second goal materializes that my third goal will likely change drastically.Also, I tend to find myself wanting to ask market-specific questions to agents/lenders/investors/contractors/etc. a lot.

Have proof on hand (easy enough to find) online of the missed tax payments and any documentation that supports that he specifically didn't pay his taxes.Probably a simply mistake on his part, but now if he wants to develop on it, he either has to land lease it from you or buy it back.I'm not sure how the whole tax deed thing works, so that would be something you have to figure out between the two of you.

Analyze Rental Income PotentialRun the numbers for your specific property.

To clarify, I didn’t invest in a “fund,” but rather purchased a note for a specific fix-and-flip project.

I'd be happy to connect further regarding your questions about more specific and nuanced details.