Wondering if that is typical or what has anyones experience been or any suggestions.  

If you live in more than one place—for example, you have two homes—the property you use the majority of the time during the year will ordinarily be your principal residence for that year.If you have a second home or vacation home that has substantially appreciated in value since you bought it, you'll be able to use the exclusion when you sell it if you use that home as your principal home for at least two years before the sale.$500,000 Exclusion for Married CouplesThere are certain additional requirements you must meet to qualify for the $500,000 exclusion.

I will share my "Most Expensive Lesson" in the comments.To kick things off, here are ten examples of expensive lessons or mistakes in real estate investing:Underestimated Repairs: The classic pitfall where the cost of repairs and renovations far exceeds initial estimates, impacting the overall budget and profitability.Tax Liens: Failing to account for or being unaware of existing tax liens on a property can result in unexpected financial burdens.Contractor Liens: Not settling payments or disputes with contractors can lead to liens against your property, complicating sales or refinancing.HOA Fines: Overlooking or violating Homeowners Association (HOA) rules can lead to significant fines and headaches.Bad Loan Products: Opting for loan products without fully understanding their terms can lead to unfavorable financial conditions, such as higher interest rates or unfavorable repayment terms.Ignoring Zoning Laws: Investing in a property without a clear understanding of local zoning laws may restrict its use, affecting your investment strategy.Overpaying for a Property: Lack of research or getting caught in a bidding war can result in paying much more than the property's worth.Neglecting Due Diligence: Skipping thorough inspections and background checks can uncover unpleasant surprises after the purchase is finalized.Poor Tenant Screening: Failing to properly screen tenants can lead to unpaid rent, property damage, and costly evictions.Underestimating Market Risk: Not considering market fluctuations can lead to investments that don't pay off as expected, especially in volatile or declining markets.We've all been there in one way or another, facing setbacks that seemed daunting at the time.

I'm working on projects in florida and ohio. entitled or unentitled is a big difference. we typically look for land in larger tracts in columbus ohio for under 50k per acre. that's mostly rural land that is then entitled through engineering and zoning variances, a huge money maker if you don't do it. entitled land depends on density. lowest I've seen is typically 6 dwelling units per acre and highest I've seen in suburban markets might be 26. i think there is a lot of missing things to answer your questions like how big of projects, but I can give you a very recent lot we featured for investors who build a stacked triplex with us around Orlando and other markets in florida. it was a 43k piece of land on about .3 acres. through planned development you can get a duplex approved it was in poinciana in Osceola county. that's on the small side and it's hard to find land and it wouldn't really increase in value there but that's about 5k or less in fees to get that done. so all in 50k for a 2-3 unit. so 25k a door would be a good price to look at. normally as you buy at scale it gets much cheaper because you are doing all the value and creating something from rural land or wetlands, etc. entitled land typically sells for 11k-13k per door I would say on average in suburban markets on a national average. that is extremely difficult to track but we work with groups in land entitlement all over the country who co -develop with us and we create benchmarks that's more of an internal conservative and we push high density and multifamily to maximize profits on the exit once the project is entitled. 

If you are talking cash on cash returns that is a 90th percentile return, and may mean you are hunting for deals that offer high upside but also have much more risk or speculation that a typical deal.  

Some states, like WA and California have bond programs for people who make less than , for example, $82,000 which can be used towards the down payment. 

A very honest property manager told me that investors who profit from cheap properties buy in volume (not your typical beginning investor) because the good properties offset the losers. 

For example, it is costs you 2% more of the loan amount to go to 80% vs 75% you are only netting 3% extra cash in hand. is that worth? 

And give them two examples - calling the one tenant a whore and being aggressive when talking to people in the house.

Robstown is a submarket with typical small market issues.