This is different from investors that are outside of the area and can't make the returns work for investing there.Some families own blocks of commercial properties or a bunch of centers in an area.

My plans are largely centered around SFH buy and hold, long-term investing, and my knowledge ends there.

Out in the great plains a single field, with a single center pivot irrigation system is typically 640 acres.A three acre plot might be profitable if you could grow some highly valued specialized crop. 

Another place to look is near the nano technology center the state recently backed near Albany.  

As President, I invite you to be my guest at the next NWREI General Meeting on September 4th at the Lloyd Center Double Tree hotel.

@Nicolas Vautier any of the major population centers (Dallas, Houston, Austin/San Antonio) are a good option in Texas.

@Dawn McNary - Have you checked with the Modular Home Sales Center in Colchester? 

I think you need to really look at your analysis numbers and see what you are missing to arrive at the 13% coc.I get around 12 to 14% coc for my clients with retail strip centers but capital investment needed is high as these sell for 2 million and up in commercial.  

Areas - as a "rule of thumb" for new out of town investors, I always starting with properties outside of the Center Township [east of downtown].  

Both of those markets operate at much better price points and have some attractive aspects to them, being close to the center of state government, etc.