By the time you add in ice&water shield, vents and supplies, you are close to $250 / square in materials alone.

I'm open to bringing in approx $50K but think I'll need to bring in more to cover realtor/closing costs esp if I want it to avoid it being cash negative each month.

I am also open to hearing of any other good areas close to North Texas that I may be overlooking that have a good return.  

Glad to see someone bringing this to light here.

This essentially gives me an offer price that will allow me to receive at minimum, all of my money back after refinancing, excluding closing and holding costs.

Plan your down payment carefully, factoring in closing costs and potential renovations.

I'll just add on to make sure the land you buy doesn't have any fatal flaws before you close on it, i.e. make sure there are no weird things on title, i.e. easements, encroachments, and that all the utilities that you need are there, and it has legal access, etc.

What I do, however, do is this -Prior to the appraisal even being ordered, I put a CBS code on the supra box and keep it a closely-guarded secret.

I'm not a complete beginner but close to it (I have done vacant land flipping) and am wondering what the best BP book for me would be?

It's an SDIRA's close kin but tailored for the self-employed.- *Real Estate IRA:** Turn properties into profit.