The idea is for farmers (mostly organic) who don't want to produce at an industrial scale but focus on healthy food.

We dont want a balance on the heloc so we always have a few exit stratergies and make sure we have a healthy cash reserve to cover monthly debt payments. 

I don't see a huge benefit to using one here.Based on everything you've posted so far I'd submit a LOI with a healthy study period at $525,545.Be sure to come back and let us know how it turned out. 

I maintain a healthy 1.5+ DSCR on all properties. 

It appears to be a good investment if your NOI is healthy and property values increase significantly over the next few years, regardless of rent control requirements. 

Which is another reason I wanted to seek help on the process of due diligence because we wasted money on the site plans, soil test, geo tech etc. and the deal didn't go through. 

As far as the flip or value-add, I think its a combination of luck and patience to find a healthy yield. 

Like it’s okay to have healthy and professional speculation on tight margins and profits, etc.

I've been through downturn markets with reduced rents and property value and unlike some of my fellow investors in my market that did not care about cashflow and were struggling to stay above water, and very stressed out I slept very well at night and was able to afford for the market to turn because I had healthy cashflow going into the downturn.

Though plenty of buyers were pushed to the sidelines (voluntarily or involuntarily) by rising mortgage rates, Austin's economic strength still supports a healthy demand for housing.What if I’m a buyer?