@Robert Frazier Land entitlements are difficult and seems you've now been exposed to appeals and design professional challenges.

When working with private lenders, the costs for preparing loan documents can vary based on a few factors, including the complexity of the loan, the attorney’s experience, and the geographic location.

Either they choose to move out or you get paid for the “hassle factor”.

If your goal is to buy and hold for a long time, you need to consider factors other than just cash flow, like appreciation. 

You're going to need a far greater return to justify the risk and hassle factor on this one. 

Without diving so deep into the weeds, the biggest factors I tell people who want to start out passively are:1.

For distressed properties, focus on markets with growing job sectors, good schools, and lower crime rates, as these factors drive rental demand and long-term growth.

To evaluate Real esteate deals for creative financing, start by identifying seller motivations i.e. financial distress, desire for passive income, do they need a downpayment on their next house, etc  and property factors like equity or existing financing terms.

The big distinguishing factor between Rockwall proper and Royse City is school district.

Maybe there are things I don't know and haven't factored in.