Case in point, my first broker sold a 64 acre parcel that was deed restricted to limit mobile homes, the person that bought it ignored the deed restriction and now that tract is nothing but mobile homes. 

The area is ideal for a low-risk flip because its mostly all tract housing, and this house was the most common design; meaning I can easily figure out what price I would get for the home once completed.

Centier has a great product for low-moderate income tract neighborhoods, I'd be happy to put you in touch with the lender I use with them.

I am sure the tone is going to get more legal.We are all aware the the board is the developer of our neighborhood tract houses, that the developer isn't exactly the most honest entity in existence, and that the sales, insurance, HOA, and everything else under the sun all goes to the same pockets.What can I do from here?

There are rare instances where it might be, like in a condo or tract home development where every unit is the same location, age, size, beds, baths, etc.  

The entire drive from interstate to gulf shores I was just amazed at how many tracts of land are for sale.

Finally, look at the tax records and determine who owns commercial real estate in Houston or large tracts of land. 

We've got guys who build in Hampton Roads for less than $70/SF and they are not tract builders by any means.

I think you are on the correct tract with value adds but will find it difficult to get there with just value adds. 

The property was previously part of a much larger tract.