I guess the HOA might be working on rezoning before finalizing any deals.I have scoured the web over the last few weeks and can barely find data on sold land.

I know there are numerous factors, but I'm trying to avoid "analysis paralysis" by overwhelming myself with all of the angles.

I know there's a bunch of info here and on the web about wholesaling but do you have any quick and clean tips or suggestions on getting started?

You don't need a license to flip or to own, however if you are serious about flipping, there are numerous advantages to having a license, It doesn't take much,just about 40-75 hours, depending on which state, I would highly recommend it. 

I get numerous complaints from my "good" tenants, complaining about Joe.

I got out bid numerous times and many multiple offers I lost on.  

I have ordered some books and spent a lot of time all over the web researching and reading. 

We have helped numerous clients buy multifamily in the South Bay and around Southern California to build wealth. 

What are your thoughts on web generated leads?

Austin's got a diversified economy, a giant university (and numerous other nearby universities), good quality of life, and is a magnet for new and existing companies.