I spent 16 years east of Albuquerque so TX isn't a far leap.

Something outside the box.

I have hired gurus, coaches, programs, and spent a boat load of money. 

Hard money is more fit in a box - cash - credit - experience and you will find little difference between lenders because most hard money notes end up getting sold to hedge funds.

I spent about a year's worth of searching before finding my most recent property in LA.

Ultimately you'll be fighting to reclaim the rent owed for the time their "stuff" is spent in your unit.Start the eviction process when they're late on the next months rent......but I'd also just speak with an attorney asap

If so, I think I should assign the entire 1031 basis to the house, and the rest of the money I spent to the the subdivided land.  

Hey Neil,I am brand new to the industry, I spent about 5 months listening to podcast and read a few books before I saw an opportunity to jump into the industry.

Hence areas near metro is out of my range.Any suggestions to know where I can look under my buy box? 

I spent a few hours one night on Google watching lock picking videos by a locksmith.