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.

I'm exploring other options (such as partners), but really wanted to focus in on the master lease option for this discussion.Your thoughts on this? 

I don't have a definitive answer either as I don't have that much data to go on, but 3 years seems to be my average so far.

Finding a really good agent that understands real estate investing, knows how to analyze data, and respond promptly can be very difficult.