The appraised value from the county is simply for property tax purposes.

The bad part is the entire 95 acres will be a dust hole for the next 2 years starting Q1/2022. 

There are no strings attached to this offer, I am doing this to simply better my knowledge of this area and maybe help someone out along the way.

Once you know average prices for sections (like $10k for kitchen, $8k for full gut bath, etc) you simply go and add up the sections and walk out with a rehab estimate.

@Anna Bee Interest rates are simply one component of a real estate transaction. 

The big three areas (Huge cites several counties each) are Austin, Dallas, and Houston.Research each one....Houston is the most 'Southern" feeling of the three, Dallas is little bit Cowboy (Dallas Cowboys), and Austin is the State Capital and smallest, but not "Southern Feeling nor Cowboy feeling".Then there is Beautiful friendly San Antonio aka Bexar County...Visit all four and decide what's your favorite.Note these are HUGE areas, with several "Neighborhoods" that can be very different from one another in the same city as you would find in Atlanta--from crime holes to mansions and everything in between. 

With a HELOC, you could simply take out the $200k right before the purchase, but with a cash out refi you'd had already withdrawn $300k meaning you paid origination fees on an extra $100k that wasn't needed and you have interest charges for an extra $100k over the two months while you were waiting.I personally prefer not using hard money lenders as I don't want to be stuck with high interest amounts if I could avoid them with a HELOC, but I know many other investors who use them regularly without problems. 

If you don't know where to start, simply ask every family/friend, but consider presenting it as 'can I get your advice here?

. #3: You sent a letter to the owner of a rental property in your town, simply introducing yourself and expressing interest in their property, and they call you back.

I have left a letter at the address for next time they check the mail simply describing who I am and that I would like the opportunity to buy the property.