https://www.har.com/content/newsroom/Houston Real Estate Highlights in July: Single-family home sales rose 9.1 percent year-over-year, with 8,108 units sold;Days on Market (DOM) for single-family homes remained unchanged at 48 days;Total property sales increased 8.5 percent, with 9,559 units sold;Total dollar volume jumped 11.4 percent to nearly $2.8 billion;The single-family home median price rose 5.9 percent to $243,500, reaching a July high;The single-family home average price also achieved a July record, rising 2.4 percent to $305,910;Single-family homes months of inventory was at a 4.2-months supply, down fractionally from 4.3 months last July, but nonetheless at the highest level since August 2017;Townhome/condominium sales rose 6.1 percent, with the average price up 6.9 percent to $215,110 and the median price up 9.3 percent to $165,000;Leases of single-family homes fell 1.9 percent with the average rent up 5.6 percent to $1,916;Volume of townhome/condominium leases dropped 6.6 percent with the average rent up 7.7 percent to $1,666.

Not the greatest area but sure I can find a cash buyer that could use the property for a rehab and rental, I landscape so at the moment it like to market to individuals that are looking to clean up there abandon properties thinking about selling, not sure what nich I'd like to follow I'm interested little to no money way in.

Nice investors of all levels that don’t pitch you anything.

So I know access and levelness of land is key. 

The math is important, but you also have to remember that most of it is grade-school level math.

(Cost to add ground level square footage $350+/ sq ft) cost to go up....even more. too rich for me at this time.

Should I put concrete around this area prevent water from seeping into the foundation and basement windows or pitching the ground level so water drains out faster towards a drain that goes out to street drain. 3. 

Sounds like you already know what you need to do, both businesses won't work at its optimal level at the same time, and I'm a big believer in committing to something, even though I'm sort of struggling with that myself lol  

That’s an important ruling, because whether or not rentals are a business largely depends on the level of activity involved.

I feel like in a market of $1800 apartments and $350k 'entry level' houses, there would be a huge demand for $1200-1400 rentals and sub-200k new homes, even if minimal in sqft and design.