Even when he was a cop, he commented that he worked extra shifts and he was young with no family.

It's still so soon into a shifting market that it's impossible to predict what will happen. 

So now I've shifted my focused to all of Texas (not Houston) with that market model you mentioned, but when I'm ready I may traverse out of state and into the the Detroit area.

Key things you will want to know about are the market dynamics (is it growing, shrinking, diverse economy, tenant friendly, etc), the property and operation plan (seeking proof of concept for the plan and a safety net in case market shifts or projections were off) and references for the sponsors. 

Given general market turmoil and uncertainty, shifts are taking place.

Or if the area can no longer be used for parking.I had one where the redesign costs to shift our approved (not permitted but entitled) building back 15' was added to the land value damages.

I also have a partnership with the Colorado Society of CPAs. 

So if I can help teach more people about personal finance, real estate, and smart investing, I see that as a way to give back into society.

Here is a publication from the National Society of Accounts on average fees from 2016: https://connect.nsacct.org/blogs/nsa-blogger/2017/01/27/nsa-survey-reveals-fee-and-expense-data-for-tax-accounting-firms-in-2016-and-2017-projections$1,200 depending upon region and depending upon records is not unreasonable.

However, with recent (multiple) rate hikes by the fed to tame inflation, 2023 is the year markets will "normalize" with buyers/sellers staying put on the sidelines and homes stay on market for a longer period of time - shifting to a buyer's market.