Soil and slope are great for wine grapes, but from other conversations we've had, we've been told it's not worth the huge investment for grapes unless you're doing the whole winery thing and producing your own label, etc.

Anyway, I ask because I had a conversation with a co-worker that I would always try to work with someone that hit on tough times if I could, and a crazy idea like this might really put a smile on my tenants faces and better yet, provide even more loyalty to produce less tenant turnover. 

Is it worth all this trouble (and potential fees to do a QOF right) to save 15-25k in taxes? 

I had trouble finding a vendor due to a harsh winter last year. so I approached a vendor that had given me an estimate back in April 2021 (when I purchased the property). 

As a result, I am currently unable to make a routine capable of producing consistent results until I know exactly who I should be talking to.

And because you're in Texas, you should definitely branch out to Oklahoma.However, and this really isn't directed at you but rather those in states like California, I think that too frequently people focus on that too much to the point that they miss killer deals everywhere.I live in San Diego and sure, California seems to be tough, but I don't think it's nearly as tough as people think it is.For the most part, if landlords treat tenants in California fairly -- which every tenant should be treated fairly no matter where they live -- they're not going to face too many problems.Even at the height of COVID, it was the slumlords that were having trouble collecting rent.

I feel "diversified" enough that if one of them stops producing income, for whatever reason, we still have enough income from the others that it wouldn't hurt.

Her being uncooperative is big trouble and she needs to understand you are serious.

I think your recourse is a timely termination of the contract based on the buyer's failure to produce the deposit.

It's been on the market a long time and is unique, thus she's having trouble selling.