Its not impossible, but spending $10-12k on a better or bigger lot somewhere without contaminated groundwater would be a much better move.If you already own the land, then it's an issue of finding highest and best use of the land you've got. 

Tape it over the doorknob, and tape one side to the door and one side to the frame, so its impossible to open the door without acknowledging the letter.

However, it is not impossible to find.

This isn't by any means impossible, but that is the reality. 

You have to find a way to market the contract and only the contract, which is becoming nearly impossible in every state.Have you thought about just becoming an agent?

I have been screening deals on MLS for over 200 listings and it seems it is mission impossible to find a deal that is even close to 1% rule.

I was told by a few hard money lenders at a local REIA meeting that it will be nearly impossible to find hard money lenders willing to finance a property that I plan to live in.

Deals are hard to find but not impossible.

@Tj Hines that’s what all my research pointed to, I only ask because I spoke with someone that did not qualify for a commercial loan and they said it nearly impossible to get approved.

You'll find it very hard, I daresay impossible, to buy a cash-flowing property in Austin without scoring something way below market.