It is now a growing MSA and many houses in need of renovation. 

Good Luck to you Robert, growing up in the South, i've seen Gay folk suffer an exorbitant amount of unfair and unnecessary discrimination.

With a land contract, you still have liability risks and if the buyer ever incurres liens or judgments, they will attach to your property.

It is a very intricate market for sure and it takes a lot to understand it but with the right team in place, it makes for a great place to grow a portfolio.

Liability implications are somewhat scant as you would likely be sued for negligence if you were ever to be sued and that would likely pierce the corporate veil. 

I don't think your plans will ever be built my someone else to be honest if they were custom. 

This is why I love this BiggerPockets site because it brings like-minded real estate investors from different fields who come here to seek and provide opportunities to others and not be complacent in life and grow their experience and portfolios. 

Have you ever used it?

I've had a passion to work for myself ever since I was young, and after starting my own "Pressure washing" business a little over a year ago,  I have found Real Estate to become a very heart driven path for me (Considering I work on houses).

Your cash flow might be high, and if somehow those towns ever turned, they would be an insane thing to get in on early.