Anyone doing rural in TX or similar markets?

[Shane Woods]

There's not a lot that I can find on here about rural investing. Who is having luck with flipping/rentals/seller financing in rural areas?

There are many vacant "house on .5-2 acres" properties. many of which have meter pulled they've been vacant so long. most are older, UGLY, built from 50's-70's. I'm sure there are easier places to work 1st deal, but I just don't see much investor activity out here...and when there is one that you can tell from driving by (and public records) that it's a flip, it sells quickly, usually 2-4 months. It looks like many of them sell FSBO, so I have no idea what the prices were.

If it helps, MLS listed/sold conforming (3+2) nicer/non rehabbed old houses on about an acre, not in a "community" sell for about $70/sq ft. Newer nice conforming houses on an acre, not in a community go for about $80-100/sq ft.

Only seen 2 nice rehab sales in last 6 months. 1 would be decent comp, $120K for 1100 sq ft on 2 acres. Another sold for $85K, 1500 sq ft on 1 acre, but it was on a busy 2-lane hwy...bad location, hence lower sale price.

Your experience is appreciated :)

[Jon Klaus]

The counties have their own health departments who oversee septic systems. They use the JP court and sheriff's department for enforcement, so they wield a lot of power. They won't tell you everything, but there is leeway in the requirements based on what type system you install. Aerobic takes more land, but some conventional types can be fit on to a 5000 foot lot and are legal. They cost more, but are doable in places where I've "heard" require a one acre minimum. If you go this route (develop) I suggest you buy lunch for a septic contractor in your county and ask questions.