Went outside and looked and an outside light fixture had fallen off the wall socket, rainy season in south Florida has done it's damages, water gotten inside that wall, and caused the sheet rock on the inside to swell and warp.

If I were investing in Austin, which I am not, I would look first in surrounding towns like Pflugerville and Round Rock, maybe Hutto.

Shannon,Just tell the roofing company you are going to get multiple estimates,you are an investor and do not pay close to retail.Tell them you need their rock bottom price they will do the job for INCLUDING ALL COSTS.Watch out for a low price on one thing and a higher price on another to inflate the total cost of the project.

However if you are comfortable with 1.5% rents in B and C areas and are flexible with geography, I think you'll quickly find cash is your limiting factors, not available deals.You'll have to determine what you consider worth the risk.

But in their defense, I do feel that i missed out on some sex, drugs, and rock n roll good times.

All of the sheet rock was done except for some small spots, my guy damaged a 2x2" area putting in the toilet paper holder and just knocked it in to be repaired.

You could hit the 80 with a ROCK.

If the C buyer trusts you, he can wire into your escrow (A-B) and you guys can take care of the transfer outside of escrow.Assignment Transactions are also perfectly legal.

Also where utilities are located and any easements needed to tap in for commercial applications.The traffic count on that side of the road and any cross streets will play a role as well.The 2 acres her land sits on might not be as valuable as the Kmart and Target side or it might be more valuable to the right corporate tenant.They have varying degrees of criteria and like different things for different reasons.The more elevations and dips the property has the more it will cost to grade it.Going vertical is mostly the same cost but the grading and other issues to get there is where costs can get expensive.Demoing a house is very cheap and not that much of a concern for a developer cost wise.What does concern them is the city and county architectural requirements to build there,traffic lights,road ways,required retaining walls do to slope issues,soil composition with drainage issues and or rock formations,rivers and streams with endangered species,historical sites or houses,properties next to funeral homes or graveyards,etc.Those types of things along with of course demographics are of a big concern to a developer.If the 2 acres is on the corner or next to it where a pass through from the corner property once built out can be obtained you have good value.The further it gets away from the corner the more it limits who wants to be there and what price will be paid for it.

In my experience even if  you can prove they violated state real estate licensing laws in how agents should deal with each other which is unfortunate.Any agent sending referrals should have a rock solid referral agreement in place and should deal with collection issues and who will pay those attorney fees, etc. in relation to those collection expenses.