I've been doing land research and due diligence across Texas and Montana and wanted to share patterns I keep seeing.

Biggest mistake, trusting listing descriptions on road access. A dirt road on satellite view is not a recorded legal easement. I've seen multiple situations where buyers end up with landlocked parcels because nobody verified this before committing.

Second biggest, skipping percolation research. Cheap rural land is often cheap because the soil fails perc. You can check soil composition free at websoilsurvey.nrcs.usda.gov before getting attached to a listing.

On the Texas wholesale side, Collin County ETJ parcels with 20+ acres are getting serious attention from RV park developers and tiny home operators right now. The Outer Loop expansion is the driver. If anyone has buyers in that space I'm actively sourcing deals there.

Happy to answer any questions on research or due diligence. Also open to connecting with other wholesalers and buyers active in Texas markets.