I think many good people had a tough go of it in the last few years.

Then I plan to sell the lots into a strong land market to someone who specializes in new construction.

Cash out PLUS delegate to PM, though cash outs seem to be tough. several banks around here won't do them at all, but they will take them as partial or full collateral on another property.

Tough call.1.

It's pretty tough to accurately predict what your actual expenses will be.

I have a crew of guys that will need to eat, theyre pretty tough so at least every other day.

There are a few other attorneys in Dallas and Austin that specialize in this stuff too.

Under certain situations ("special circumstances") you can get around the 1-year rule, but you must have had the intention of living there for 1-year when the property was purchased.Unless it's clear that you have a special circumstance where you have to move after 90 days, I would recommend speaking with a good real estate attorney before deciding to sell.All that said, when you sell, the proceeds from the sale are generally used to pay off the loan -- if the sale proceeds don't cover the full loan amount, you'll need to provide the difference out-of-pocket.

On one hand, that's a pretty strong signal for what the market is... on the other, following the crowd makes competition tough... but to go against the crowd you're essentially saying you're smarter.My personal strategy is to follow the market and simply try to carve out better than average deals.

What areas of tax and accounting do you specialize in?