Often brokers can give you leads but its up to you to find the deals that work.  

Is this a lead and what should I do next? 

It's rather pointless trying to lead the blind if you are not a visionary (sorry).Until a property has a principal or someone with standing (capacity, powers and authority) to sell, encumber or oasis marketable title, it's pointless to plan too far ahead. 

I lead a team of agents in Vegas and we work with out of town investors all of the time.

And it escalates.Whether she's unstable, or a small misunderstanding lead to you two getting off on the wrong foot, the resolution at this point seems very clear to me. 

I hope you become the world's leading land developer and make billions of dollars. 

Thanks Jackson because I ran all the same numbers and came up with all the same answers you did which confused the heck outta me, which lead to me writing this post for help in the first place.

Well, Turns out i already got a good lead in Redding!

If you get 10 motivated seller leads, maybe only 1 will be interested in your cash offer, but 3-4 will ultimately list with SOMEONE.Regarding disclosures. in Texas, it's not bad at all.  

But I want to learn and get started on a path that leads to a secure stream of income that will be self sustaining.