My hubby is employed currently so perhaps a plain old self-directed IRA might have to work for him, we just have to watch out for the UDFI tax.So it is a work in progress...

This is especially true if you are looking at B/C apt properties (which you should be) and looking to take advantage of gentrification happening around you where you are in the path of progress.  

It allows an investor the opportunity to connect with deals that they would have never seen before, verify accreditation, review documents, sign documents, enter funds into a secure escrow account, place funds, and then can easily monitor the progress of the project all online.

I also feel like I could make a lot more progress in a much shorter amount of time if I simply had someone to talk to in person about it.

I live in Roanoke TX as well, would love to meet up and discuss progress and Ideas :) Hope all is doing well! 

Stay on top of things and check in with those points of contact regularly to make sure things are progressing along. finally, if you cant find the policy, call the settlement firm to get a copy or verify the policy exists.

Keep me posted on your progress.

I'm really cracking down on myself and what I need to do to make progress in the right direction.

I don't know the area but is the lot in the path of progress?  

Determine the value that property holds as-is and GET IT UNDER CONTRACT  Educate the seller on how the transaction will progress (IE: you will be reassigning the contract, estimated closing time, etc)   Answer your phone after you make contact with me.If you did all of those things correctly, I do not care if this is your first or hundredth deal we would have a great relationship.