One opportunity is to utilize my spare time in the mornings to operate a small roadside service business in my area as a means to obtain additional investment income.

@Barry Cohen yes it's just a hot water heater - I pay the gas for the property becuase there is only one meter so there are only two units in the utility room, one for the water and one for the heat.  

I thought it would be best to establish my LLC in Nevada because of privacy rights, SMLLC seem to be treated as multimember LLC.

Establishing a rapport with other people has never been terribly difficult for me and even if I'm somewhat nervous, it doesn't typically turn into shambles.

No hoa, tenants pay utilities, and it's being sold because the current owners are liquidating assets for retirement and moving out of the area.

I understand that it's a process with the courts & it could take a few months, but in the meanwhile, the tenants has turned the utilities back on under their names.

If I understand you correctly you already have a self-directed IRA established and funded.

But if landlord pays any utilities then you’ll have a very hard time making any money. 1% could work if you only pay PITI, and self manage (with reserves each month of course).

Once you establish they are buildable then you need to research utilities, permitting, impact fees, as well as overall development requirements and construction costs.

In regards to Houston area, Nice neighbourhoods with new mud (municipal utility district) run on average 3 to 3.5%.