Is this some kind of new 11th dimensional flipping strategy?

You want a larger office, with LOTS of agents and sales--more likely to have a good, well-managed training system in place.Next, find out what parts of your town have the highest turnover--look for the volume first, the higher priced properties will come along after you get some listings and sales under your belt.Find your comfort zone, area and price and typical kind of folks that live there. 

Some paper math works out to those kinds of numbers on the cheapest stuff, but then you need to be REALLY wary, definitely of Killeen and probably Temple, too.

Usually it's some kind of Lowe's gift card or similar, stuck somewhere in my closing package, or maybe a restaurant gift card.

What type of investing are you looking to do, buy and hold, flips, Commercial, or some kind of combo?

My primary business is selling land in LA and the Inland Empire to homebuilders and other kinds of developers. 

Really handy with this kind of stufd

I don't support $12m/mile for any kind of bike lane,   but long term planning of road infrastructure for more than just cars is a good goal.

Super helpful thoughts from someone who’s been (kind of) on the inside.

I kindly disagree with jo-ann on the appreciation.