At 50 sites your going to need 70%+ occupancy to obtain any type of traditional financing.I can’t say I’m familiar with your market but 200 pads on 130 acres seems extremely low.

Here in the Midwest, white woodwork is pretty traditional; I also am a fan because it's easy to touch up high-traffic spots between tenants. 

Also, consider a mortgage broker vs. traditional bank- both have advantages but typically a broker has more tricks up their sleeve to meet your objectives.

I don't want to do a traditional mortgage since the amount is smaller and the fees are awful in TX. 

While I've been awaiting the formation of the C-Corp my old employer has offered me a new position that I will accept but that may require me to begin work before the corporation is available to transfer into.Would there be any pitfalls I should be aware of if I roll my 401k into a traditional IRA and then roll the IRA into the qualified retirement plan being created in the corp?

My understanding is that while you do not have to recapture depreciation with a traditional 1031, we would have to if we converted to O Zone.  

There's no point worrying about scale when you're worrying about how you're going to fund your first unit when you can't even get traditional financing!

My career, at least, has a very nice side to it that I would not give up even as a hundred million dollar lottery winner.

I would not even know how to start a conversation or find a portfolio lender as I am not sure what most credit j ions, smaller or traditional banks would consider for a loan.

We won't see another great recession like we did, but we will see more regional boom/busts on a much more rapid rate than has traditionally been the case.