You can either invest with a large "party" and just be "small fish." 

Or one large parcel of land with the original owner retaining access to the pond for fishing.

With the price of oil down 50% I would be leery of holding anything in Texas right now.  

That would be similar to waiting until the oil light comes on in a vehicle to change the oil.Are you getting any money in concessions towards maintenance in the purchase? 

Move upstream where others aren't fishing and cast your line.

The stock market, right now, is like shooting fish in a barrel.  

(Hurdle 1-BUY)We spent $50,000 on rehab (converted from oil to new HVAC, repaired water damage to subfloors and joists in kitchen and bath, new kitchen cabinets and countertops, new LVP flooring throughout, paint, and we converted the covered porch into a laundry room that is heated and cooled (adding an additional 140 sqft to the living space).

I probably should have figured out out in 2008 and again in the oil collapse in 2014. 

Housing prices are much better here than Texas, but again it goes back to jobs and quality of the tenant, and how quickly you can rent a property out in Atlanta versus Texas.I like Texas because the economy is very strong there, the job growth is great, like Georgia its a landlord friendly state, tourism is much stronger in Texas, there are no state income taxes in Texas, large military presence all over Texas, and of course the oil and gas industry.

When we move away from natural oil completely what will happen to Texas economy (especially Texas City)?