From my experience and everyone I know and any data I have seen, it has been much more than that.

Over the years, I have found that if you have a clear data model (ideally 'implemented' in MySQL for instance) your success rate(s) for all other functions (UI, processing functions, interfaces, etc.) goes up dramatically.

I have used a company called www.listsource.Com it's a part of data quick it's first American title company's data base names and addresses should be 20 cents per.  

Hi Troy, I have an opportunity to buy 40 acres general use, currently permitted for 100 campsites--which seems like a terrible use of space, but that's beside the point--and have explored the idea of a Tiny Home village extensively.  

As to future, Texas A&M has some great resources for Texas investors at http://recenter.tamu.edu/They have lots of data that may help you guess at what will happen to property values and thus the taxes that are based on them.

I've sought help from people living in HOAs in the City-Data Forum but have yet to receive a reply. 

I'm really trying to learn and explore my options as I won't be putting my home up for sale for another 6 months and could easily take another 3 or more to sell.

All of the geographic data you gave me was great.

Memphis Invest is one you might benefit from giving a call to explore options.If you want funding that is harder but there are some Canadian banks in the U.S. 

This might be a solution to your self employment / bank not wanting to loan problem.That said hard money loans are short term so if you are wanting to do a rental you will want to explore a good exit strategy such as refinancing with a traditional lender once you have seasoning.