Insights

What we know, written plainly.

Guides to development, funds, 1031 exchanges, and real estate strategy — from a firm that advises, capitalizes, and builds. No jargon, no fluff, just how these things actually work.

Development

A Clean FEMA Map Doesn't Mean the Site Isn't Floodplain

The federal map and the map your jurisdiction enforces are two different documents. Buyers price land off the wrong one all the time.

Michael Stackable · Aug 4, 2026 · 6 min read

Development

The Edwards Aquifer Review Clock: WPAP, CZP, and 120 Days

Two plan types, one regulator, and a review period that can consume a construction season if it's discovered late.

Michael Stackable · Aug 4, 2026 · 6 min read

Development

The Central Texas Clearing Window: Warbler Season and Your Schedule

Six months of the year, the schedule question on a wooded Central Texas site isn't cost or crew availability. It's a bird.

Michael Stackable · Aug 4, 2026 · 5 min read

Development

What Drives the Cost of a Steel Building in Texas

Anyone who gives you a single per-square-foot number for a steel building is guessing. Here's what actually moves the cost.

Michael Stackable · Jul 8, 2026 · 6 min read

Investing

How Mobile Home Park Economics Actually Work

The counterintuitive truth: in a manufactured-housing community, you generally don't want to own the homes.

Marc Rankin · Jul 8, 2026 · 7 min read

Investing

The 1031 Exchange, Explained: 45 Days, 180 Days, and What Actually Matters

The tax deferral is simple in theory. The clock and the inventory are where exchanges actually succeed or fail.

Marc Rankin · Jul 8, 2026 · 6 min read

Advisory

Own vs. Lease Your Commercial Space: How to Decide

It's not just a real estate question. It's a capital-allocation decision about your business.

Marc Rankin · Jul 8, 2026 · 5 min read