Are you still developing your app?

When you turn a shovel - like putting infrastructure in or driveways to separate lots, that is when the IRS will sometimes say you are a builder developer and you can't do a 1031 immediately. 

Suburban development (Frisco, Allen, Dallas central cores) offers immense opportunity, but flipping and STRs demand careful navigation of local regulation and competition.STR potential is vast given tourism, entertainment, tech influx, and well-defined submarkets.Flips require precision timing and strong local comps—especially where mega developments create localized demand spikes.McKinney offers high-growth dynamics with strong lifestyle appeal:Perfect for premium Airbnb experiences (surf park, resort, walkable mixed-use).Flips are higher cost but promising in newly densifying districts.New Braunfels is nuanced:Great for flips in scenic or tourism-focused pockets.STR opportunities limited by regulation—best approached through commercial or SUP-approved zones.

The pre-app and early agency feedback you’re describing are often where the theoretical yield starts to get grounded in reality.What I’ve found is that the value of that early work isn’t just confirming unit count, it’s also helping developers/builders understand where the risk actually sits and how to price or structure around it.

With the right plan and eventually the right manager in place, the role shifts from daily work to oversight and capital decisions.I’m currently working through a phased campground development from the ground up and learning a lot along the way.

That's on commercial development.

I do not have any experience with this company but in most instances, owners run into lots of limitations with the software/program and wind up hiring a PMC.

After you have segregated your accounts it may not be that bad keeping them maintained, especially if your use a good software program (like MAS 90).

Don't start out too big and learn the process and develop your systems early so you don't end up being in over your head with a big deal before you're ready. 

Now I own a mortgage company and a real estate development/NPL business.