I want to ensure I’m offering fair pricing for owners while building a sustainable business.

They visited Waco on the Magnolia tour idea and saw the houses, saw the prices and wished they could have moved there and just commuted maybe 1 or 2x a month for the office meeting.   90min drive every day would have been killer, but a couple of times a month they thought wasn't bad.

I was able to drive the property a couple of days later, and I realized no i should not chase a rezone, and actually property similar to this will be removed from my list. 

I’m relatively new to wholesaling, and I’ve been diving into the process—cold calling, direct mail, and driving for dollars.

It's pretty much only used for properties that are so far out there that it doesn't make sense to have someone drive out to show it. 

Those are not sustainable and realistic appreciation metrics.

With a background, $40K saved, and drive, real estate can be a great path to financial freedom.Good Luck!

Or if you're willing to hustle, you can try door-knocking and driving around and looking for FSBOs. 

Would prefer somewhere within driving distance, which I think is doable.

And as I continue to see more and more "we buy houses, cash" advertising, even the distressed homeowners are likely getting multiple offers from wholesalers, driving up the wholesaler price, which means higher price for you.