Well, one thing has occurred concerning the property since my last post.  We were out last night over in Shreveport when my realtor texted that the title company is done with it, has only one minor item that needs rectified and they will sign off on it. 

If you remember, the Finklea property was held up by title issues that were related to heirs.  Those 3 properties are still off the market.  That Finklea property would make an awesome cabin site for personal use.  

I said I had backed off doing any research for a while, and I have, but an interesting post came up on one of the RV park sites I'm in, these are specific to owners of the parks and some of them relate to actually building them.  My interest in doing this myself has rekindled now that I have seen the laundry list of required information to obtain an SBA loan.  It's long, detailed and some of it very involved information they want that I would have to acquire the services of professionals to accomplish.  

Here is a partial list, these are shown because of the need to acquire professional help in making the determinations:

• Architectural/engineering drawings and general contractor bid for new construction   
• Vendor quotes for new park models, furnishings, fixtures, and equipment   
• Market/competitor analysis with site feasibility conclusion   
• Business plan including marketing plan and management plan   
• First year cash flow projections monthly (sample format attached) and second year cash flow projections annually   
• List of assumptions for cash flow projections   
• Address attached COVID Considerations in a memo provided with loan application.   

 Obviously drawings have to be done by a professional firm. I don't want park models, that's isn't even in the equation.  Market analysis - more professional work.  Business plan, cash flow projections, assumptions and COVID considerations all would have to be done by a firm or firms to get the required information. That would cost thousands of dollars.  Now, putting out money for all of that wouldn't be a big deal, but would it result in my getting the loan?  No guarantees on that.    

I'm now back to the drawing board: Do I do this myself and just get a small number of lots going to start up with?  No bath house at the get go, either. It isn't off the table, it's just the money isn't there.  Or do I find a person that is a handyman, get blueprint for plans to build a bath house and try to get it done a cheaper route?  My mind will be filled with such things for a while.  I will not be in a rush to make the wrong decisions even after the property closes.  

My city lot is done.  One of the lots I bought at the tax sale. They got out there early before the heat sets in and finished it, sent me pics of the entire property showing they had mowed it all down. They had a crew of people working on it, the guy must make some good money at it, he pulled up to our house in a late model GMC 4 door pickup.  Now my realtor will go out there, take pics and then get it posted online.  It's not showing yet on any searches, I'm assuming she is waiting to take pics first before listing it.

I ended up having today off as well.  I'm going to have to push for work now that I've had all of this time off.  Tomorrow is a Brownsville run but I'm going to need another run the next day after that one is over.  If she doesn't give me one I will have to start asking my manager about this.  My paychecks are going to start showing the lack of any real work starting this coming week, when it will be a $1,200 gross pay check that will have me netting well  under a grand.  As much as that feeling of never wanting to get into a truck again runs through my veins, I cannot do that just yet.  

I do intend on getting this project going at the outset - some decisions are easy: water, septic and power all have to be installed, I need quotes.  The 20 foot wide driveway on the west side is also a no brainer.  Hire a person with a machine to get out there and clear it from front to back, get the construction permit first of course. I don't need trouble with the county.  They just want soil erosion control and that's nothing more than those 2 foot tall black retaining pieces of plastic installed with wood stakes into the ground.  They can come out and look at it I guess, but none of that can be installed until that driveway is cleared out. It's just clearing it, no gravel until later on in the project.  

After that driveway is finished, I can measure out the first lots and have that cleared out as well, then the next driveway clear to the back, clear out the back for a turn around and access to all 3 driveways.  How much money we talking for that? Unknown.  It's a touch decision whether to rent my own bulldozer or pay someone to do it. Tough because I simply don't have the vacation hours available to take a week off for that kind of rental.

Others in these RV park communities advocate for buying your own machine, that you will get more use than the initial land clearing and lot building.  Maybe, but a backhoe isn't exactly cheap.  I'd need a machine big enough to uproot the trees and get the entire root structure directly underneath the trees out of the ground. I don't want to have to add stump grinding to the list of things to get done.  Those trees aren't that big and the root systems aren't enough to be able to withstand a decent sized machine.

Yes, I'm strongly considering doing this myself. Not that I will do all the labor but I will be overseeing the entire project and hiring out whatever needs to be done by others.  And getting some paid help to help with the land clearing.  Get 20 lots cleared out and attempt to get them all up and running. Or even 15 lots.  Heck, even 10 would work from the start.  

We'll see, but this list of things the government wants to be able to get a loan is pretty extensive. The other not so great part about this particular lender that helps acquiring the SBA loan? It's a minimum 400k loan.  You want to talk about some pricey monthly payments, that park would need to get up and running quickly, all 70 or so lots fully developed and all of the amenities in place.  There are other lenders that work the SBA loans, I'm going to check into a few others and see what the minimum loan amount is. I was thinking more in the 200k to 250k range.  I don't need 400k to build a park and get saddled with a huge amount of debt right from the start.  

It's kind of a conundrum that I'm just going to have to work through.  Once I decide either way, I'm stuck with it. The 401k would have to be down money for a large loan or it's working capital to build the park myself.  Can't have it both ways is the point.  

Anyways, no great plans today.  Just enjoy a day off. It's going to be hot outside and no, I'm not going hiking in this heat. I would have had to get up much earlier than I did today.  We didn't get in until late last night.  I'm going to go over and double check the man's work, they sent a bunch of pics as I had requested showing the work they did. It looks good, but I still want to check it.  

And maybe, at least, look up names of local firms that specialize in getting the info I would need for the SBA loan. I can at least look into it...

G'day.  

 Friday. July 30.

Allegedly 3 more days until the surveyors come.  I've completely backed off of doing any research on RV parks for the last - several days - since before we went on vacation. I needed a break from it.  Plus my attention got diverted towards one of the properties I already own in trying to get that thing all cut down and put it up for sale.  The listing should be showing up on the real estate sites any time now.  Not that it will sell right off the bat, but it's going low priced, I mean lower than anything on the market, if someone wants to live in this town and needs a lot - and a decent sized lot now that I was back out there looking at it - this one might be the one to go first.  There is a stream in the rear of the property, that may or may not have any appeal? Who knows.  

Now, when I was at the storage lot yesterday, the man that lives there was out there and we had a nice long discussion.  He's homeless and has been living there for a year now.  The owners of the facility allow him to stay in his car in exchange for him cutting down the massive amount of grass every month.  Not to mention free security.  He said someone cut a hole in the fence the other day and he was worried someone was going to come in and start trying to steal stuff.

Well, he has a phone, he can dial 911.  I asked him about the winter icing event earlier this year. This poor guy was living in that car out in that frigid chill the entire time!  I should have thought about it, if I had I would have put him up in a cheap hotel to get out of that misery.  Yes, I do like to help my fellow human beings.  He's well dressed, shaves, appears to shower somewhere, takes as best care of himself as he can with his circumstances.  He takes whatever odd jobs he can get around town.  He stated that he used to drive trucks.

I told him I'm a truck driver and asked him why he doesn't just get back into trucking? He would have a place to stay and never have to deal with cold and heat living arrangements again.  He let his CDL slide and only has a class C license. Cool! That's all you need dude, you can call any of these major trucking companies that have their own training programs up, they'll pay for you to come to orientation and then go through their training program, put you in with a trainer for a few weeks and then send you out on your own. You can make at least 40 grand your first year even with one of these major companies.  He was looking at me odd. Are there any around here? I don't know, it doesn't matter where they're at, they will pay for your ride to wherever their training facility is and put you up in a hotel and give you a food per diem.  

It would certainly better his life versus living in that old Cadillac and hanging out under the covered parking during 90 plus degree heat days and high humidity out, feeling like it's 107 yesterday.  I was going to get him a cold drink or even a bag of ice for his cooler but the dude that hires him here and there came and got him.  I did discuss with him my RV park intentions. This guy knows how to build block walls and basically does unskilled labor. I could put that guy to work.  Namely, I am thinking the back in lots are going to have to have a block wall at the rear, nothing fancy but to keep the dirt from caving in. It appears that to have level lots I'm going to have to cut some dirt out on that side of the intended driveway.  There's lots of physical labor work I could put a person like that to work with.  

He didn't however, know how to operate a bulldozer.  I asked, lol.  I don't either but I am confident I could use one with minimal learning curve.  Set the blade an inch into the ground and start moving.  I've just been thinking about how I could rent a dozer for a week and get the full use out of it while still working my job.  It would be using it when I'm home but it's far to expensive to just let it sit there for 2 days doing nothing. I have to find someone who can operate the thing.  So, in the end, it may be cheaper to just pay someone to clear the land as a side job - or their main job, they just do it on their own, no real company but they have a piece of equipment to do it with.  $75 per hour is the cheapest I've found so far.  

I thought about going to the property today and putting the hunting camera up in the rear of the property near where I've seen bear droppings.  But it's getting sooooo hot outside, I'm not feeling very motivated lol.  And climbing through all of that thorn brush - the only way I think I'd go out there today is if I can get the 4 wheeler going.  It's only 10:30 am and the "real feel" is at 103 degrees. I wouldn't know, I haven't been outside yet today lol.

Alright, well I'm going to get that waterfall filter going, I got the thing put back together last night now just have to go out and hook it back up to the pump.

G'day. 

Went over to inspect the property the city is complaining about. Yup, there is tall grass and weeds.  Just like properties all over the place in the entire city.  If they're going to pick on me, they best be picking on everyone else as well. Yes, there is a size limit - under a certain amount of square feet you have to keep it mowed down.  Well, there are lots and lots of small lots that are covered with weeds and brush.

I'm not sure what their beef is, I didn't start anything with the city.  :I went over to one of the other properties to see about that one, somebody actually mows the property.  I assume homeowner in the rear of the property but I don't know that for sure. Wonder if they'd be interested in buying it and get it out of my hair.  Sell it for 2 grand and be done with it. 

The other property along the railroad tracks has never been developed and is literally covered with trees;, brush and weeds.  If they come along demanding that be cleaned up - there are properties on the other side that are the exact same condition, I'm going to have to confront these city officials.  If the town were cleaned up I could see it. But I'd say at least a quarter of the city is undeveloped property and another eighth at least is old property that has some sort of structure on it and over grown with brush and weeds.  

Their threat was to clean it up themselves, put a lien on the property and the file a lawsuit.  I'm still aghast that they only gave me a week to get this done.  Whatever.  It will be done on Saturday, the real estate agent will go out there after they clean it up and take pics and then list it on the MLS.  

Over to the boat - it's at a storage lot - I had to find a way to get my SUV to the rear of it to put on jumper cables so I could get the hydraulic lift to lift up the motor and put the bar on it that holds it from shaking around.  That was a pain, because people had parked things on either side of it.  It got that done and then headed over to the courthouse to get the trailer registered. I was going to register the boat - but that system was down today.  Well I at least got the trailer the boat is on re-registered and they didn't try to charge me for the time it's been out of registration. I haven't used that boat since - 2019?  Before the covid disaster started.  

So now, we're going to head over there in Taylor's truck, hook up the boat and drag it the 40 plus miles to the boat repair facility where it will probably sit for a while.  They get a backload of stuff to do there and it could sit for months like it did last time. But, it's doing no good sitting in that storage lot and I want to get it going if possible.  They just told me at the repair facility that they're backed up but it is what it is.  I'm going to have them repair everything on it this time.  New battery, get all the lights going, fix the steering and install a speedometer - you have to know how fast you're going for wake zones and such.  They actually put speed limits out there on certain portions of lakes and reservoirs.  

Anyway, after that there's a slew of things I'd like to get done over there while in town.  Make a day out of it.

TTYL.  

 Okay. So today's revelations.

They are loading trucks out of railcars.  This isn't surprising to me, just been a while since this has occurred and had forgotten about it.

The problem? I'm not getting any of those rail car loads.  However, that only lasts so long, they might have 2 cars out there and that's about 7 loads, I am assuming - right or wrong who knows - that they would have run out today of the product in those cars.

The real problem is that the dispatcher lied to me.  She said the plant was shut down and they weren't loading until Saturday.  That was completely false and SHE is the one handing out the loads so she KNEW what she was saying is completely false. 

The conundrum: Do I call her out on it?  Contact my manager and call her out on it?  My manager, however, would have known about it too - but he may not know what she told me.  It's all in writing, it's all text messaging, this is why I prefer to "talk" to dispatch through texts.  You can deny you said something with your mouth, you cannot deny you said something in writing with your fingers.

The conclusion? I'm going to let it go - for now.  If I don't get a good run on Saturday, then all hell is going to break loose.  It's going to be - she said this, this is reality.  On several fronts.  And the fact that I've had nothing but Oklahoma runs excepting today for the last 10 days.  Today was a run to Baytown to pick up an empty trailer.  They did a pressure test on it, required every 5 years per federal law.  The pressure was down to zero - they pump all of the product out of it and fill it up with Nitrogen - inert and won't blow up on you. Then empty that out and you have a clean trailer that you can now pressurize with air and search for leaks anywhere. 

For whatever reason, they left the caps off of the hose fittings.  That is a big-time no-no and I had to wonder if they were trying to catch me in something here? Or just forgot? How do you forget to do something that is part of your job, that you would  have had to have inspected by someone else at the end?  The kicker: it's got a camera pointed directly at it, surveillance camera.

Surveillance camera or not, I would have - and did - put the caps back on and beat them tight with a brass hammer.  Regardless that there's no product in there, that's what you are required to do.  I think there's something afoot here - it's a typical trucking company and they do things that try to ensnare drivers.  I mean, it's a right to work state so they could fire me at any time - but - you know how that goes.  There is still the possibility of lawsuits, companies would rather find excuses to get rid of you.

I don't know if that's what's going on, but my mind always goes down every conceivable path that I can think of in attempting to analyze situations and come to rational conclusions as to why things are going as they are.  Now, I'm not the only one, however, that they have dumped endless Oklahoma runs on - which is my other beef. I was talking with a driver the other day who said they gave him 8 consecutive Oklahoma runs before he finally said something. Normally, you work 6 days you are getting a healthy paycheck.  You do that with Oklahoma runs and you are not getting a healthy paycheck.  

Note that my guesses are just that: guesses.  It could be just an inept dispatcher that has no clue what she's doing - which she clearly doesn't - and only reacts to when anyone says anything to her.  I've got a lot of competition in that arena. Some drivers are calling her every single day - where is my next load or when is my next load? Or texting her the same.  Or complaining about every single little thing - something I refuse to do, we are all big boys, we should be able to deal with whatever comes up without freaking out, having conniption fits and sounding like little babies.  

My manager clearly despises some drivers who call him every single day bit***** about everything.  He's pretty open with me - whenever I actually see him which isn't often - because I have no intentions of clouding up his day even more with useless, petty stuff that I can handle on my own.  

But again, if I am sent another Oklahoma load, my attention will be going straight to my manager and I will let him know in no uncertain terms what I think about certain people getting gravy runs all the time and me getting - some gravy and a lot of non-gravy.  My checks are all that matter to me - I'm working to earn money, it's not a charity.  The company makes GOBS of money off of hazmat, they aren't going broke, at least not with our division.  It only leaves a lot of this to either the "sqeaky wheel" or favoritism. From what I have seen and heard over the last - very long period of time - it's the squeaky wheel.  My wheel is about to squeak.

Tomorrow is a day off and we have it planned. City sent me a code violation on one of the properties - it's "over grown with weeds and grass". That would be legitimate if it weren't for the fact that half the city - literally half the city if not more - is overgrown with weeds and grass. And forest - unkempt, non-maintained forest filled with weeds, brush and Lord knows what else.  It's an old city, the residential areas aren't growing.  A new house here and there - very rare - mostly it's blight in certain neighborhoods that they do nothing about.  

Never-the-less, instead of fighting with the city, I just acquired a lawn care company to go out there and cut down all the tall weeds and cut all of the grass.  Get it ALL out of there. I also am putting it up for sale - cheap. Like, 4 grand instead of the 6 to 8 grand people are asking for for similar sized properties in the town.  My realtor who has been through hell with me in this property acquisition nightmare is gladly taking on the project. I told her I would give her a thousand dollars to sell the property - it's FAR beyond their regular commission.  I hope it sells, she deserves something beyond the nothing she's gotten with me attempting to acquire all of these properties. We are hopeful this current one goes through and I can at least get that part behind me.  The rest is all about money, time and labor. It will be what it will be. 

I'm not trying to make huge profit.  It's going for 4 grand, which is far less than anything else being offered.  It will be a test.  I will have to pay her the grand, whatever the title company costs and hopefully I don't have to pay for a survey, we'll see about that.  2 sides of it are street and the back is a creek. The only questionable part would be the east east side.  I can't remember if there is a fence there or not, I haven't looked at it in a long time. I will be going tomorrow - it's not far lol, nothing in this town is far by any stretch of the imagination.  Just not going today, it's dark and I'm going to bed soon enough.  The test will be to see if there is any buyers and if there is any profit to be made in this kind of endeavor.  These properties are sold cheap at every single auction and most of them do not sell.  The ones that do sell, the buyers  list them for far more than any of it's worth.

This area is not prime real estate.  The sellers think it is - and those properties sit there forever. Let me short change all of them, sell them for a grand or 2 profit and keep buying them.  I have 2 others I can sell if this one goes that route.  My vision of putting cheap housing on those properties was nixed by the city.  People do put up these "lean to" houses - they are small and the undoubtedly don't cost much. It's the only thing I've seen new being put up around the city for new housing.  Not much of it, but perhaps there is a market for cheap property to put them up on. I don't have the money to put up houses all over the place and rent them or sell them. Just not in the cards for me, y'all know my plans and this type of thing isn't it.

Still, it is an intriguing idea to sell property cheap if there are buyers.  Most people don't know about tax lien auctions and it can stay that way.  Even if people know about it, they have to have the cash to buy them and they have to cash - then and there when they have the winning bid - and Texas state law confronts the people that bid and don't pay right away - I mean as soon as the auction is over - with a 20% fine of the amount the auction sold for.  If you think Texas ain't getting it's money, think again lmao. 

Anyway, I am not fighting with the city about it because they have this stipulation about the property being under X amount of square feet to mandate this type of upkeep. The rest of these properties get away with it because it's - over the small size limit. Makes absolutely ZERO sense for undeveloped property - which the city is full of. I could take video down the streets and show you land in the city limits - LOTS OF LAND - that is undeveloped and not maintained at all.  That property I have over by the railroad tracks is also small enough to fit the city's rules and it would cost me either a lot of my time or a lot of money to clean that lot out. It is very small.  I have a new chainsaw, it would get it's use on that property is what I will say about that. I ain't spending hundreds of dollars to clean up that land if the city finds out about it.  Better off laying low, just comply with this thing and not start a needless battle.  Keep track of my expenses and keep adding that to the sales price.  

The guy want's $140 to clean up the property. He will easily spend half a day out there doing that, so I said yes.  Well, if you want us to haul off the limbs and stuff, it's going to cost more. Nope, just pile it up in the middle of the lot and I will burn it.  That IS legal in this town, albeit I have to get a permit to do so for $20.  Or if it's not too much, load it up on my trailer and haul it to the dump.  

Oh! Guess how long I have to get this done? I JUST got this notice today.  You think a month, right? At least 30 days?  No, I have til the THIRD OF NEXT MONTH before this person goes out there again to inspect it.  Unbelievable. This is the FIRST notice I have received about this property and I get all of a WEEK to clean it up! Not even the City of Phoenix is that brutal.  Still, I will pick my battles and this isn't one worth fighting.  It's not that much money, the realtor will be out there after they clean it up and take pics, post a sign FOR SALE out front, list it on the Realtor MLS and it will show up on all the land searches and all the city searches.  There is a creek running through the back of the property, I wonder if that's some kind of appeal for anyone? I doubt there's fish in it tho, lol, a small creek. 

Tomorrow I will be calling a title agency to see about getting the title cleaned up on it and see if there are any problems. Whatever it costs, it has to be done.  

This will be an ongoing story - albeit one I didn't want to have to deal with at the moment, I have other things on my mind.  The property was cheap, a few bucks spent on cleaning it up isn't going to hurt my feelings and whatever it costs for the title agency - who knows. 

And yes, I went by the property today.  Lol.  Nope, the surveyors haven't been there.  But,  was re-examining the property line at the front today.  These neighbors are going to lose a chunk of land they apparently think belongs to them. I'm not gleeful about that prospect.  I do think if they wanted all of that land all the way up to the driveway, we could make a trade.  He gets all of that - property lines redrawn and legal fees at his expense - and I get some of his wooded property at the back.  I really can't wait until the survey is done, if it is what the appraisal map shows it is, there is a deal that can be had here if the guy is open to it. Otherwise, I will take my property and do what I intent to do with it.  

But all of the property in the rear of his place - all separate tracts but all in his name - is very desirable and could enhance my investment.  He could retain his garage and other stuff out there and we can call it good.  I'm not looking for land wars, I'm looking for land deals.  He's doing nothing with that property and I think it could be a good tradeoff. But that's my thinking, I dunno what he might think. 

Anyway, now I have another thing to add to an already crowded plate.  Ces't la vie.  

Tomorrow will be a full day.  Go to that property, take pics of what I want done per the guy's request, send it to him and then go to the storage lot, get the boat hooked up to the SUV and then we are going to Longview. Drop the boat off - I want the damned thing fixed once and for all, go to a store over there that has her crack - she calls it crack, it's Monster juice, a specific brand that is hard to find and the only kind she likes but has to have every day, pretty much like a coffee addict type of thing - then off to the Home Depot for a part for my waterfall filter. I ordered the part and then realized it's coming from china.  Yea, no thanks, I don't want anything directly  - or indirectly for that matter but that's near impossible nowadays - and it takes weeks to arrive.  Just that our town had nothing at the Lowe's to do what I need to be done. I want the big fish out of the aquarium and into the pond.  I will take my AR 15 with me in case we have time to get a new sight for it and get some practice and real ammo for it.  After that I assume we will be eating lunch over there. 

Did I say the kids are still gone? Yes and we are all loving it.  The peace and quiet around here is amazing! I love the kids don't get me wrong, but a decent break from all of that is well needed and appreciated.  It also means we can go out during the day and do whatever without having to think about taking the kids with us or finding someone to watch them. So that's tomorrow.  

Addler has settled down. I'm not sure I want my dogs over at Maria's again. It's nice of her to take care of them, but all 3 dogs that went over there were not right when they came back.  Aspyn finally ate after 3 DAYS of not eating.  She didn't eat that much but geeze. I think it was the stress of 5 dogs and a lot of barking going on that threw them out of their normal personalities and eating.  Sleeping has been on the minds of both of my dogs and Taylor's dog since they came back.  It's really good to see Addler back to normal, he was worrying me the first two days.  I didn't even think this would be an issue, he has been subjected to going back and forth between properties in the past, tho it's been a while.  Maybe he thought I was leaving him there permanently?  I dunno, but his sweet, loving personality is back and I am thankful for that.

This post waxes long.  More I could go into, but I think this is enough for one post.

G'nite. 

 So yesterday.

Drove up to the plant north of Tulsa, dropped and hooked trailers, started heading back.  About 4 miles going back into the trip, I hear a lot of air passing through one of the air valves.  It got worse, worse and worse.

About 8 miles I found a place to pull over and checked it out.  The air was hissing from a brake chamber and it was bad.  But this is the middle of nowhere and I didn't want to be stuck out there, so I tried to get the air back up. It worked - long enough to get down the hill in front of me and that's where I came to the revelation I best pull over, put out the triangles and call for help.

3 hours later, a mechanic comes - clear from Oklahoma City, like 140 miles away.  All the repair outlets in the Tulsa area were all booked up and wouldn't be able to get to me for a long time.  It took this guy 2 hours to fix the problem.  I left.

A mile down the road, the hissing started again. I'm like, man, this dude just replaced that with a brand new brake chamber! There was no where to stop and unlike previously, the brakes weren't dragging so I just drove to the Casino. I didn't know there was a casino up there, just found it on the Trucker's Path app and that was the closest place.  I got there, no trucks at all.  Started wondering if they even allow trucks, tho there were plenty of parking spaces for them.

I got out and determined that I now have an air leak on one of the air bags on the trailer.  Gag.

I flagged down a Security vehicle - do you allow trucks to stay the night here?  Yes, but you have to do some business here - in other words, spend some money. Yes sir, I plan on eating dinner.  Okay, no problem.  So I called the breakdown line, reported the problem, gave the info and they told me a half hour at most they would call back with info for who they were getting to come out and fix it.

Good luck with that,, I thought, at this time of night?  I went into the casino only to find the restaurants were already closed at 10:30 pm, even tho their website says one of them says they're opened until 2 am.  Be nice if they updated their website whenever they make changes like that.  So, I decided to have a beer at the bar.  I sat down in front of a electronic style machine that is mounted onto the bar top.

I hadn't gambled in a while, I decided to play blackjack on the thing.  I lost $65 before I won $120 and then back down to $100.  It was a bit of a reprive from the day, I went next door and got a sandwich from the convenience store and then went back to the truck. It was fully 2 hours before they called back to tell me it would be another 2 hours before a mechanic would show up.  Ok.  I was up til around 3:15 am last night. The mechanic got the air bag off and said he would be back asap after going to a parts place that is opened 24 hours.  

I dunno, I went to bed. 3 hours later, he's banging on my door.  I couldn't find a replacement so I fixed this one.  Okay.....It's holding air fine, no problems. He seemed to be a competent mechanic, so I figured to just take his word for it;.  He said you're good to roll! I thought, no I'm not, I'm exhuasted. I went back to bed for about an hour and a half and then - realized I was almost out of fuel.  Time to get up! Felt like crap, not enough sleep will do that.  But I drove the 60 miles to the Love's, fueled up and then drove the rest of the way back in.  

16-1/2 hours of breakdown pay, that's going to make this particular Oklahoma trip worth a lot more than the normal ones.  My dispatcher contacted me a little while ago - do you want to go to Houston tomorrow to pick up an empty trailer?  Sure, why not? I was otherwise facing 3 full days off because the loading plant is shutting down - today actually - for scheduled maintenance.  It's about 440 mile round trip, take about 10 hours which includes each end.  Not worth a lot but better than nothing. Then I'll have 2 days of sitting around and then back to work on Saturday - allegedly anyway.  You can never really take their word for it, stuff happens all the time in this industry and schedules change.

Yes, I couldn't resist, even tho I now know the surveyors won't be there until next week? I drove by there on the way home anyway, lol.  

Okay, with that I'm going to take a short nap, I'm just out of it today. 

 I have absolutely no idea what happened over there this weekend, but my dogs are worn out.  I mean, like they have just been walking all day long and didn't get a rest. Or like they've been awake for days.  Addler is grumpy as all get out, the dog is just out of it. Aspyn the same, tho she isn't grumpy. Neither of them want to eat.  The dog food I feed them they usually inhale, I've never seen either of them not hungry at all.  

Addler is so out of it, he just fell off the end of the bed, upside down.  He took his sweet ole' time correcting his body and getting back up. I tried to stop the fall but I didn't get over there til too late.  He wasn't hurt that I can tell, no wincing.  

Then again, the dog really doesn't complain about pain, as evidenced by his actions the other day. We went for a walk, the 3 boys and both dogs.  On our way back out, I was helping the boys climb over a big, felled tree, Addler had run off into some shrubbery.  I was walking off and saw Addler just standing there.  I called him - ADDLER! come on, let's go!  

He just stood there, didn't wince, cry groan, nothing. Addler?  ADDLLLLEEERRRRR!!!!  He still just stood there, I knew something must be wrong.  I hadn't noticed how entangled in this thorn vines he had gotten.  When I got to him, he couldn't move because he was completely bound up in those vine.  One of the vines was wrapped around his head/throat twice.  The pain that must have been inflicted on the dog trying to get that off of his head, as gently as I tried, there was no choice but to have to pull on it to get it off of there.

Then, his entire hips were wrapped up and one rear leg.  I was pretty taken aback this dog wouldn't even wince.  He was imprisoned in thorn vines and it must have been agony.  

Neither of those dogs were used to that place at all. The dogs over there - dozer and pepper - he knows them but hadn't seen them in a long time. There is yappy Chihuahua over there as well. Maria said they all got along well this weekend so it's a bit of a wonder why the dog appears like he hasn't slept the entire time we were gone. Aspyn as well.  

I had to wonder if Addler wasn't have a flashback to when his original family had to get rid of him. Like, being abandoned to a new place and people once again. Aspyn the same.  I dunno, but they're home.  I will be gone tomorrow but they'll be home, so hopefully they can rest up.  

Okay, well it's not late but it's time to go to bed. Try to rest for a long day tomorrow.  

 Okay.  So we got to Hot springs late, dumped our gear in the hotel room and left.  Taylor wanted to have drinks, so we just picked a place and went in.  Lol, I can say that I was not even in the slightest prepared for what would greet up.  It was a college bar hangout with all kinds of funky and old stuff hanging up on the walls and on shelves out of reach.  It was noisy and there were - oddly dressed - people walking in and out.  But, it was Taylor's music they were playing and we were having fun so I just went along with it.  

It wasn't until I was in there for a bit when I realized that these ladies I was seeing? Weren't ladies at all.  I've come to the point in my life to just accept these different lifestyles.  I don't have to agree with them, God loves everyone, tho Christ died for our sins, yet He didn't reject anyone.  He did tell the woman at the well to go and sin no more.  So there is that.  But the Bible even specifically states we are not to judge the unsaved.....leave that up to God.  I have enough problems in my life to be pointing out the things in other people's lives, at least in this particular realm.

But I did get to the point where I was trying to figure out which were actual ladies and which - were not.  I think they're called "passable", where they actually look good enough to fool even a straight man into thinking they are biological females.  Anyway, we closed that bar at 2:00 am - went back to the hotel and only then found out about the lack of a sofa bed.

A cot was brought up and by that time of night I was ready to go to sleep regardless of accommodations.  Taylor, however, was having none of it and we were moved to another room. It also did not have a sofa bed so I ended up sleeping on the cot anyway. At least we were out of the room with the giant cockroaches.  

Next day - yesterday - we were off to an entire day's worth of activities.  The Hot Springs Mountain Tower was fascinating.  You either walk up however many stories - lots of them - or take an elevator up - we opted for the elevator. You arrive at near the top in a room that goes around the entire observatory.  You can see for a long, long way on a clear day.  Beautiful.  Then up the stairs to the very top where you can look through telescopes.  

We then went and checked out the lake - with suggestions that we should bring my boat up there.  Yes, well let me get the thing into the shop and see if they can iron out the final problems with it.  The shop is 40 miles away and admittedly I have had my mind on property to the point it pretty much pushes out everything out.  I didn't really think about it this weekend tho.  We went into one of the infamous bath houses and enjoyed sipping on a board filled with small glasses of the different kinds of beers that are locally made.  Yes, it is a bath house but it's also a brewery lol.  

After that, we went swimming at the resort pool. It has 2 pools and a hot tub.  You can only access it on the 7th floor of the hotel, which was pretty unusual. Built on the side of a mountain, these pool butt up to the hotel but are actually in the ground, not on the hotel.  One of the pools is 6 feet deep the entire pool, which is the one we went in.  After that, it was just go get some grub at a local restaurant - Fat Jacks - good food - and then we were all burned out. It was almost midnight, so yea that's a long enough day, certainly for me.  

This morning, we got up rather late, got our stuff together and left, around noonish I think.  We ended up at Cracker Barrel for a nice breakfast and then off to one of their favorite stores they always check out before they leave.  James wanted to go to the Harley store but they have shut the place down and turned it into a Goodwill.  

I'd go again  - I just wouldn't stay at that hotel, or if I did, in a much cheaper room and get 2 rooms instead of one, so I can have an actual bed.  But stll, the rundown condition of that hotel - and the pics you see of the rooms are totally misleading.  They'd have to spend millions of dollars probably to fully upgrade it into a real resort hotel.  I did like the pool.  Taylor was able to talk to the hotel manager and get a few hundred taken off the final bill, so that was nice as well.  

Home, 4 days off are over.  Back to work in the morning, an Oklahoma run.  And then, the loading plant is allegedly shut down until Friday.  I intend - or at least hope - to get a good night's sleep tonight and hopefully get the run done in one day tomorrow.  I suspect a bit of fatigue after an exhausting weekend tho, I may not make it that late tomorrow.  The kids are gone and won't be back for a while.  Apparently they miss mommy already tho, lol.  I predicted that would happen I just didn't think it would happen so fast. It isn't helping that it's boiling hot outside and where they're at just as hot, outdoor activities curbed because of the heat.

Oh, and yes, I did stop by the property on the way home from getting the dogs from Maria's. Nope.  

Basically, I'm just going to check when I'm in town, but I'm not going to say anything more about it to my realtor.  It either gets done or it doesn't.  If it doesn't, I don't know what to say except gee, isn't that wonderful! lmao There is no use fretting over something I literally cannot change short of pulling out of the deal. No I'm not pulling out of the deal. It's just a ridiculously long wait to get anything done.  They'll probably have to check my credit score yet once again before this is all over.... 

And fatigue has just set in.  It is likely going to be an early night for me.  Just a weeee bit too early to be going to bed at 5:30 pm.  

 A quick update.

The surveyors never showed, tho that's not really been on my mind the last couple of days

We've been in Hot Springs, Arkansas enjoying a mini vacation.  Preparing to leave in a few to get home in time to get settled down and ready for - work tomorrow.  The dogs are at Maria's so there's going to be that as well.

We've done all kinds of things on this trip, the extent of which I will get into in a later post.

But I have to say that this Arlington Resort and Spa? Is one of the worst hotels I've stayed in in a long, long time. It's storied history is just that: history.  Smelly, nasty carpet.  Paint peeling literally all over the place, in the rooms, in the hallways, outside, dirty and filthy.  Giant cockroaches, daddy long legs and biting bugs of which I never identified.  Highly price facility, one would expect a much better looking and cared for place than what we ended up in.

And that was 3 room's worth.  We made the best of it, at least they have a nice pool and hot tub facility.  But the pics of the rooms are completely deceiving and verge on the precipice of false advertising.  James and Taylor have stayed here before and said the place has fallen into disarray since the last time they stayed here.  

Anyways, we still had fun regardless, just the sleeping part wasn't so nice.  

I will probably be going to bed early tonight, in my own bed, comfortable and hopefully sleeping well.  I think it's like a 3 hour trip back to the house.  So we should be arriving no later than 4pm, including a stop for breakfast/lunch.  

I will probably write a detailed accounting later on today when I'm home in my bedroom or perhaps in a couple of days.  I have to go to Oklahoma tomorrow, it's an early load so I hope to get it over with tomorrow.  The plant is shutting down for several days for scheduled maintenance, allegedly reopening on Friday.  Much more time off than I had expected, shrugs my shoulders and go with it.  Stay home, do some projects and mostly stay indoors, it's been sweltering hot!

Okay, time running short, we're fixing to leave here and head home.

G'day. 

 Friday - morning

No, I haven't gone to the property yet, I will do that after the grandparents leave with the boys. Just want to be here to wave goodbye, cya - apparently not in two weeks.  There is an extended family member that has some sort of critical illness that may - be on their death bed, it sounded like. So who knows how long that trip will actually be for them.

________________________

Long interlude. Been to the property 3 times and gave up on it for today.  It's 2:00 pm and there is no sign of the surveyors.  I saw a pickup parked back in there with the gate open a few minutes ago, though yayyyy, they're here!  Only to find it was just another employee checking the chemical level in one of the barrels for the natural gas.  

I texted my realtor: Unless they work on weekends, I don't think they're coming this week.  She replied she'd check. I have no idea who they are using for the surveyor company, otherwise I would have checked it myself.  Regardless, it's undoubtedly going to be next week - if they show up at all - to get this done.  

Meanwhile, we took the dogs to Maria's.  There was a bit of adjustment for her dogs and mine to get acquainted again plus a Chihuahua thrown into the mix - another tenant living there.  It was basically the only choice for a dog sitter as others would not be available.  I did go take a look at one of the properties that I bought at tax lien sale - someone has been cutting down trees and I wanted to see if they were continuing on with that - operation that has no permission from the owner.

However, the trees are rotted and would have had to come down anyway.  In fact, one of them looks like they fell on a house and the house has a new roof on it.  The tree is still laying there lol.  There's another very tall and rotted out tree on the property that must come down.  Yes I have a chain saw but I'm a bit out of practice. That tree falls the wrong direction and it's going to take out a roof.  Possible hurt people.  I'd rather get my name on the title and go cut down a few trees at the "new" place and get practiced again.  

I was musing about putting up a small house on the property. There is a property up the street where a guy had a new - but small - house built.  I can't imagine it's more than 800 square feet.  I can still imagining it costing a bit of money tho.  

Whatever the case, my fresh hair cut over with, I'm packed and ready to leave for vacation.  Oh, wait.  I got the camera going for the back yard, need to set it back up.  The dogs aren't here, there is nothing to stop anyone from stealing stuff. Well, there is a heavily armed next door neighbor cop lol.  

With that, I bid you a g'day. 

 The surveyors did not show up today, either.  It's Thursday, if they are going to do it this week as they promised? They are going to have to get over there tomorrow.  I don't think they work on weekends.  But who knows what their schedule is.  

I took both dogs and 3 kids over there today and yes, we went on a hike to the back of the property.  I took them the "easier" route, tho admittedly there aren't any really easy routes, you still have to climb over logs, through bushes, over thorn vines, etc.  Jaxon - the 4 year old - wasn't doing too well. He insisted on coming, but the outcome was the same as the last hike. 

Except this time? I didn't help him. I told him before we left that I wasn't helping him do anything, if he really wants to come he's going to have to find his way through there.  So yes, we had some screaming moments of DON'T LEAVE ME!!!! even tho we were just standing there watching him attempt to get over or through stuff.  

The only thing that I saw that was of intrigue that I hadn't noticed before is at the rear end of the driveway, to the left/east.  There is plenty of room along there for smaller/shorter RV's to back into with a very nice view, actually.  

Depending on where the surveyors - if they ever get there - put the stakes in, I think I could get 5 to 10 small units in there.  

But that's all a foreign language right now as the endless wait for these people to show up and do there job continues on.  I will definitely be over there tomorrow morning. If they don't come tomorrow, I don't see them getting it done this week.  Maybe they can get this stuff done in on day? I suppose they can.  

The grandparents just arrived.  They will spend the night here and then they will take all 3 boys off to Arkansas for 2 weeks.  Yes, 2 full weeks.  The 3rd boy has been down here a total of a month this summer.  We are leaving tomorrow evening for Arkansas as well, tho not to see the kids lol.  I imagine the 2 that stay here are going to get homesick after a bit, we'll see. The older boy from Ark has had a few moments of homesickness but nothing serious so maybe these boys will adjust as well? I dunno. They've been up there before but not for that long.

I don't really have much to do to get ready to leave tomorrow and we have all day long to do it.  The dogs are going over to Maria's instead of her coming over here.  She actually was able to get permission from the judge - who owns the house they live in and lives next door - to have them over for a couple of days.  Perhaps the judge will warm up to Addler.  He didn't want Addler staying over there all the time, hence Addler stays home.

Which has, actually, been quite convenient.  Instead of having to load them up every morning when I'm going on a trip as I used to have to, they either stay in my room if it's too early or they get put outside.  Either way, it saves a lot of time and driving.  

I sort of stopped the diet today for a 4 day off deal.  Ate a hamburger and fries. Took the kids to Applebee's after we got done with the hiking - we lasted all of an hour out there before the heat overtook all of us and it was definitely time for all of us to cool off including the dogs. Took them home, left them in my room to cool off and we all had a good time, actually, eating.  Kind of a sending off meal, c'ya in 2 weeks! lol

I don't actually care what we do on vacation. I just want away from home and from work.  A mindless atmosphere where I don't have to think about anything and will shut off the property thoughts - try to anyway.  Not necessarily going to be all that happy if these people don't come get this survey done - this week.  

Well I guess I should go out and be sociable with the grandparents. 

G'day.  

 When I started contemplating the size of a pond, I wanted to think it to have a good amount of acreage to make it big enough to be appealing to the masses that will visit there. I thought maybe 5 or 6 acres.  But looking at a visual of an acre, I saw a site that shows 90 yards of a football field plus the width of it as the size of just 1 acre.  I think a 3 acre pond would be pretty big, don't you think?  4?  Seems like that's going into lake territory.  I am not looking for a boating venue, I'm looking for a fishing venue. Tho, many places rent out paddle boats (at outrageous prices per hour I might add), most people looking for a pond or a lake on or next to an RV park are looking for a fishing opportunity. 

This is just one of the things that crosses my mind - frequently actually - in trying to create a destination park. A place where people want to go just for the park itself, surrounding area attractions notwithstanding.  You give a family plenty of stuff to do, they are going to stick around a few days maybe.  Rent out fishing poles, have a small tackle stand replete with worms for sale.  The store could sell minimal stuff such as munchies, firewood and ice.  The rest? People can drive 4 miles to the nearest grocery store, hence the need for a well stocked convenience store would seem to be minimal at best.  

Yes, I am sitting here still waiting for this truck to get loaded, they started on it about 30 minutes ago, the pouring rain stopped and so hopefully I'll be off of this loading rack by 7:00 pm and get out of this plant no later than 7:30 pam.  It's a 24 hour plant - but - whoever is sitting at the scale house? They cannot go home until I show up there to get my paperwork. I can not leave this plant without the bill of lading and accompany hazmat paperwork. For what I would think are obvious reasons.  

But I can see an opportunity for ice cream cones in the hot summer in a small stand with it's own employee running it and hopefully making a bit of money off of it to supplement park income.  I can tell you I am no "natural businessman" but I am acclimating myself to it slowly, over time, by reading a lot of material.  Charge too little and you make zero or small profits. Charge too much and people won't come. There is a middle ground and I think I have figured that out.  It will be trail and error at first tho, trying to decide how much to charge versus all of the expenses that will chip away at that income.  

_______________________

Yesterday was a disaster.  I showed up at the plant at 2:09 pm, got to the scale only to find a an isotainer sitting on the scale waiting to be weighed. Why was that an issue? Because it's contents are the same thing I haul.  This dude is either showing up FAR too late or WAY too early to load.  And then I remembered, these guys always show up in pairs. Where's the other one?  That question would soon be answered, as he left the scale, I got weighed in and arrived at the loading rack. 

They had just hooked that truck up and the other one sitting in front of me, waiting as well.  An hour and 15 minutes later, they finish that one and then pull the other one up. Which is when I got out of the truck to ask why, when I showed up on time, these guys are getting loaded ahead of me? Well, I'm told, we have had issues with having enough quantity of product all day long. 

Well that's all fine and dandy, both of these trucks didn't show up on time, they are way late, this guy was on the scale in front of me.  Why should I have to wait for them showing up late? I didn't believe their quantity story, I knew that was a lie for I have communications with our other drivers, a few of which had been in there earlier.  I can't call the operators liars, getting thrown out of there would mean the end of my job.  Well it doesn't matter, the dude says and I knew there was nothing else I could say. If the main operator was there? He would have made that guy drive around and let me pull in.  

I guess I went through all of this yesterday, but the idea that they can just ignore appointment times is outrageous. And then telling me after they are done loading these characters that they didn't have any product left, I would have to wait!  

I got to the receiving plant last night at - almost 2:00 am.  I texted the dispatcher after getting out of the plant - dunno if I'm going to make it, it's going to be the wee hours of the morning if I do arrive there.  Around midnight I was getting a bit fatigued.  I listened to some music which woke me up enough to keep driving and then after a while, my thought life, such as it is, got me going.  After getting on the scale and the plant operator coming up for the paperwork, I asked permission to park in the parking lot with just the tractor and I would come back for a trailer after my 10 hour break. Sure, he said. He didn't care, which is exactly what I thought would happen but I wanted permission anyway.  These plants with all of this hazmat/flammable/volatile materials, this one all kinds of different stuff, I want them to know I'm out there and please don't go banging on my door. 

BTW, I am sitting here watching Great Dane.  He is sleeping on the floor. Not the bed on the floor that I have for him, on the floor.  The dog absolutely loves this new carpeting in here.  But it's funny, no I didn't make him do that, I took a pic and posted it on my Facebook lol.

So, do I need a designer to map out this park and pay a thousand plus dollars for that privilege?  Maybe not.  I've gone up to 76 pads with my current design of 40 pull throughs and 36 back in lots.  That is using 1,000 feet of linear space of the area leaving around 300 feet for - whatever else.  This bathhouse ordeal for one.  

Whatever the case, tomorrow is Thursday and I will have the next 4 days off.  Allegedly it won't rain so I'm going to take the dogs and go hiking over there. Surveyors or not, I am going to get some exercise and the dogs will too. If the boys want to go I'll drag them along and just take the easy routes through there. Yes, they will be asking to go, they have been asking to go, the opportunity to take them again just hasn't been there.  I do know how to get them in the back of the woods, tho, without encountering too much of those thorn shits everywhere.  Yes, they are shits, little demons, curses on the earth. They exist to cut human flesh. Put holes in it and draw blood. Same with tics, they are rampant, I found my bottle of deep woods spray and will be using that in ample supply.  My dogs? Have that rather expensive pills that you give them. Tics and fleas will not bother them.  

Enough for this one. Time for sleep.  

 So, here I sit at the loading plant at the loading rack. Have been sitting here for 2 hours and likely here another 2 hours - before going to the scale house to sit for another hour? It's already a quarter after 4 and I am about 45 minutes away from them even starting to load my truck.  I know, I know, I should be happy to get detention pay, but the later I sit here? The later in the night it's going to be before I arrive at the receiving plant and right now, it's looking minimum 1 am, probably 1:30 or 2.  THEN I have to find a place to park.  It wouldn't be so bad if there wasn't the prospect of having to be out until the wee hours of the morning. ....

Oh, the part that really is unpalatable is the fact that the two trucks ahead of me showed up WAY late, in fact, they were showing up to the plant the same time as I was .....  I should have left 5 minutes earlier and I would have beaten them both. I got here 20 minutes early as it stands.  The plant? IF there is a problem, should be letting people know - dispatchers and managers at the trucking companies - if there are delays. They do not, they don't care and they don't care if anyone says anything to them about it.  Company management can complain about it and they just shrug their shoulders, oh well, sorry about that.  

I could have just sat at home for over 3 hours, closer to 4 and enjoyed home life versus sitting in this truck.  Oh well, eat it and move on I guess. It's going to be a late night.  Of course, I could just make it far enough to be able to make it the rest of the way up there tomorrow and all the way back.  Or just get me up to Tulsa tonight and finish the rest of it tomorrow?  What is anyone going to say? That I am a wimp for not wanting to have to drive until 1:30, 2:00 or ever later in the morning?  Oh yes, they want their product, but this can all be blamed on the loading plant disregarding appointment times and letting drivers show up whenever they want - very late - and still putting them ahead of the drivers that - show up on time.

Excuse my ranting, just venting a bit here so I can move on with my day.  

New info: I get info that's diluted, fractional or missing pieces about this property situation all the time.  I find out today that they surveyors are "going to show up sometime this week and submit their report next week".  I'm trying to keep a good attitude about it, getting sour about it will accomplish nothing but - being a sour person.  It also "is what it is".  It's alright, I have been spending even more time doing all kinds of research and now looking at pictures of other RV sites and how they have their lots set up.  I must say that I may be going too far with my intended actions for building parks in comparison to other parks and how they have theirs set up - and still getting excelling reviews.  

Tho, many of the reviews really are about the people running the place.  Customer service is golden, it always is in any industry.  Some of these places have "on site management 24 hours a day". They live there, apparently. I have no current plans to do that.  Other places have office hours and then an emergency number to call if there are any problems - that is more in line with what I was thinking.  Maybe someday I would live there - after the place starts making money and give me the credit to build a nice house in the rear of the property, away from the RV's.  No, I have no intentions of living in an RV if I don't have to.  

I guess I just wish that I could have this purchasing stuff over with, have the land in my name and have the ability to move on with the next steps.  I'm not writing about those next steps again here, have already done that a few times in this blog.  I will write about them once I start calling the places to come out and give estimates on the various  things I need done right at the start.  

Lol, they finally got the trucks ahead of me loaded, now they are telling me another 30 minutes before they can load me, they are out of product! Let's see, it's almost 5pm, an hour and 15 minutes to load, at least half an hour at the scalehouse - they'll be in a  hurry to get me out of there tho since they will be waiting on me so they can go home.  Still, that's 6:30 pm.  Yup, I'm not real happy about this and I am seriously considering just making it 200 miles today, enough to be able to finish going up to the plant tomorrow and make it back tomorrow as well.  If my company doesn't like it, I literally don't care.  I'm not the one that caused this situation and until the loading plant changes it's policy about appointment times - which it has already stated they won't - I'm not going to give an icy cold petunia whether I make a schedule or not and I will blame it directly on them, legitimately so. 

Yup. I'm going to order ahead some wings from the Godfather's at the Love's in Paris (Texas, lol), I call ahead about 20 minutes and they are ready when I get there.  Have dinner on the road and just stop when I please.  Even driving straight through, getting out of here at the estimated time which is far later than I thought even just 30 minutes ago - we're talking arriving at the plant now at around 1:30 am, get out of there in 20 minutes time and then drive an hour or so looking for aplace to park this truck.......

These things that continually occur, all the time, are just some of the reasons I want out of trucking permanently.  It makes me a very unhappy person sometimes and I hate to come across like that to everyone.  It makes attempting to get a 200k loan and just build the whole park all at once more and more palatable.  Swim or sink, do it, hope for the best, pray for the best outcome and ride with it.  I intend on it being profitable.  That's the goal.  Failing is not even in my mind, never has been. Questioning whether it is more advisable for a small amount of debt versus a large amount? Yes I"ve struggled with that for quite a while, but I do believe I can make it work either way, it will just take longer going about it the "lessor in debt" scenario.  And I'd have to figure something out for a bathhouse.  They have portable units you can rent, that are very nice.  

I've seen them here at this plant when the bathrooms are shut down for whatever reason, they bring in these luxury restrooms with showers, they are quite nice, putting it mildly.  It's the only temporary solution I can come up with for having a bathhouse right off the bat without going into extreme debt.  They have propane tanks to fuel the water heater and they have AC units on them.  I have no idea how much they cost to rent, I doubt cheap.  But if my options are limited, I am going to do what I need to do.  If people demand bath houses, then some version of it, they are going to get.  It may not be ideal or perfect, but it will be a start.  Same with the office. If I'm choosing the "less debt" route, it will be a portable office building that you give a down payment on and make monthly payments.  

Whatever happens, I'm bound and determined to have this thing work out.  

But none of that even begins to happen until the property is in my name. I went by there on my way to work - I just can't help myself, I have this need to see this thing get moving - no they weren't there, the truck was still in the driveway. No reason to suspect it would be gone right away, I didn't say anything to anyone and won't for now.  

At some point soon? I am going to wish I had a lot more vacation hours available.  Rent that bulldozer, get those driveways cleared out, clear out the lots and lets get this thing moving.  Just marking the driveways will be a wonder - there is so much junk in the way it may be just good enough to clear out 10 feet wide along the western fence line without any markings to be able to get back in there without having to literally climb through weeds, thorn bushes, trees, and thorn vines.  I am definitely going at least 20 feet wide on the driveways so going 10 or even 15 to start with would be good enough to get a start on it, be able to mark out the lots.  The first 15 to 20 lots on either side will be full drive throughs, this is what they want, this is what they are going to get. Possibly more.  Maybe ALL the lots.  They fetch a higher price but they also alienate people that have shorter rigs and don't feel like they should have to pay as much.  

There is a registration setup I was looking at this morning that has you input the length of your entire rig, the type of outlet you want (50, 30 or 20 am) and then comes back with a price. With something like that, I wouldn't have to put prices for the same lot at different rates - for the amount of electricity being used is my qualm. 3 AC units with all kinds of appliances and electronic gadgets in the RV doesn't use the same amount as an older RV with one AC unit and no appliances.  $30 per night versus $55 or $60.  

Or, you just install smaller length lots beyond the pull through lots that are back in and those people can enjoy a nice camp ground without paying as much and not being alienated.  You can't make everyone happy, but you should try, IMO, to make as many of them happy as possible! 

Lol, it's well after 5 now and still not loading my truck.  The projected arrival time at the receiving plant gets later and later - if I even decide to make it that far.

With that, I am going to do some more research since I have plenty of time on my hands and be productive with my knowledge seeking exercises in internet use. 

G'day

 Umm, a lightning strike and a bolt of lightning - about got me flying out of bed this morning.  The power flickered and then - the lights dimmed, the appliances quit working including my window ac unit and that was my introduction to today : )

I got the generator going, I wanted coffee and that was the only way I was going to get it, run an extension cord to my Keurig machine and be done with it. After that, I got the refrigerator plugged in, the power was still out and the refrigerator was being opened and closed. 

My intent today? To go to the property, take the dogs with me and go for a hike.  See if the surveyors were going to show up, yes but hiking as well. Well that didn't happen, the rain went on almost the entire day and now I'm done.  

My going away run for my weekend off?  A trip - again - to Oklahoma.  Dispatcher apologized - and the run doesn't load until 2:30.  Meaning other people got a better run and she didn't want me to see that.  Yeah, sorry, I know what's going on. 

_________________________________

Tuesday, late morning.  I never went back over there yesterday, seemed like it would be a waste of time even tho it's not that far away.

I did go over earlier this morning.  What I saw was a bit disconcerting.  A tractor-trailer rig, the entire thing this time replete with 53' long van trailer parked in the driveway - that clearly does not belong to them.  Further, the driver went up on the grass, tearing it up and leaving nothing but muddy ruts in it's wake.  That type of thing will end if I ever get my name on that land title. They have plenty of room on the other side of their house to build a driveway for that truck.  I do mean ample room, the truck could turn around in the rear.  They'd have to build a driveway of course, but that isn't my problem. I"m not going to do anything about that truck until this deal is over and done with. 

What I have also subsequently found out is that the ATT line in the ground does not supply internet, but it does supply cable tv.  Weird.  Fortunately, I saw the communications lines on the telephone poles - there are 2 power lines and 1 thick communication line and there is a local internet provider that basically has the market on internet.  That doesn't bother me, we already have it here in the house, I just wanted to be sure I had the accessibility.  If you have ever checked out satellite internet, you know it doesn't get good reviews.

I think Mr Tesla is allegedly building a network of satellites that will eventually cover the world and offer internet access anywhere.  That's when you say okay, I can offer wifi, but if it's so important to these people, why not just buy it themselves?  As it stands I can hook my computer up to the mobile hotspot anywhere.  

Whatever the case, these surveyors may yet still show up today, who knows, there is no rain, the weather is muggy but tolerable.  Which in their line of work, shouldn't really matter how hot it is out there, to make any money they have to undoubtedly brave all kinds of weather.

Walking out into the kitchen this morning - after being extremely rudely awakened by noisy kids, it was rather warm.  Did you turn the AC off? Nope, it hasn't worked since the brownout yesterday.  The power company came and fixed that yesterday afternoon, something with one of the transformers.  I had checked the circuit breakers tho, it was all good.  

So, I figured it was the capacitor. Those are very far more often the culprits over anything else.  So Taylor found a place locally that sells them. But, I had a wild hair, went outside, checked the unit, then checked the AC circuit breaker. It was flipped off.  Ouch. Back on again, the AC compressor came on and it hasn't gone off since?

Hopefully that was all it was, situation due to the power outage and now fixed ...... there isn't a lot of money around this house to be fixing AC systems if you have to call out a pro to fix it...my room, however, is nice and cool regardless for the window unit keeps it nice in here.  

Okay, well, late load today, definitely not getting home "tonight", it would be around 6 am tomorrow morning to make it a one day trip, no thanks.

The problem? They have permanently shut down and closed off access to the parking lot I used to use, noticed that 2 days ago.  That was disconcerting, for there is nothing else around to park at.  2 truck stops down the main highway are always filled up at night, not even worth trying.  Truckstops in Tulsa, I'll have to try for I have no desire to have to drive til 3 am to find a guaranteed truck parking space, that would be at the casino near the state line. I would literally have to drive until around 3 am tonight to get there. 

Anyways, this property deal is still dragging along, it is what it is.

G'day. 

Long day.  These Oklahoma runs are always very long days on any of them where I am trying to do the whole thing in one day versus spilling over into 2 days worth.  But, it was a 7:30 load and I was determined to get this done today, get it over with and have all day tomorrow for personal stuff.

The highest thing on that personal stuff list would be to go over to the property and see if the surveyors show up.  This is the week of the 19th and they are showing up sometime this coming week.  There was no guarantee of which day, but rest assured I'll be going there  - a lot - until I see some stakes and ribbons on those stakes depicting property lines.  

Potentially this whole scenario is changing with these surveyors coming and getting the job done.  That will usher in the end of this deal where I can close on the property and start doing other things.  

I have finally determined that meters are not necessary but perhaps at a few sites.  Most people want their stay all inclusive, one fee and no separated electric bill. The only caveat is if people are living there on a monthly basis  That would facilitate the need for the renter to pay lot rent and a separate electricity bill.  I was glad to be able to make that determination, meters add hundreds of dollars extra per site. 

But the list of things I came up with for ongoing expenditures was not a small one.

Employees, power bill, water bill, septic upkeep, insurance, cable, wifi, repairs/maintenance, accounting, credit card fees, etc etc etc.  No overhead tho, that's a good thing. I don't own the RV's or pay for their repairs, it's just a place to park it.  

I'm thinking around 60 pads. Full hookups at each one.  Nightly rates will start at $30 and go as high as $65.  C store won't really be necessary with the city close enough by that people can drive a short distance to a grocery store.  But I will offer firewood and ice at least.  

And I have definitely determined that the park will have to have a bath house.  Whether I can afford such a thing or not is irrelevant, too many people demand it and it's a deal breaker - you either have one or lose business.  I'm thinking a 4 room bath house with hot water, AC and heating will cost minimum 25k, probably more.  Which is why I didn't want to build one, but it's become glaringly obvious that without it, I have lost the game before the game ever started.  

That revelation pretty much changed the scope of the beginning of this project and amount of debt I'll have to incur to get this thing rolling.  

I literally have no idea how I am going to overcome that obstacle, I just know that I will somehow find a way,.  A  home equity loan would be great.  An SBA loan would have to just do it all at once - 200k will cover the initial start up costs including that bath house.  

Well it's getting late. Not going to lose sleep over bath houses and money issues.  Just pray, ask the Lord, do whatever I can and hope for the best outcome.

G'nite.   

I was sitting there racking my brains attempting to figure out how to simply put 2 pads in one very long space.  Instead of say, one 65 or 70 foot long pull through, simply go say 110 feet and have two of them.  But I couldn't think how you could get 2 pull throughs on the same site. What if the one in the rear wants to leave before the one in the front?

See, I saw someone post something about this but I couldn't think how you could possibly  make that work.  Well, what just hit me is that you don't have 2 pull throughs.  You have one pull through that goes all the way up and then you have a back in site set up behind it.  

The problem with that scenario, at least in my mind?  What if the pull through leaves and the back in wants to stay for several days or even longer?  Some of these people stay in parks for weeks at a time before moving on.  I guess that pull through site could be temporarily turned into 2 back in sites once the pull through leaves.  Instead of pulling through, the space where the pull through left, the new occupant backs into it.  

I'm not really sure that's such a great idea, but maybe it helps utilize the land more efficiently.  

I dunno about that setup.  Not there yet, but definitely thinking about such things.  It would be impossible to have 2 pull throughs in the same lane unless you knew for sure the front one is leaving before the one behind it. That's just a bad idea in my mind.  If the rear pull through decided to leave earlier than they said, then what? Well aren't exactly stuck, but they are going to have to try to back that rig usually with a trailer out of there. Many of these people are not skilled enough to do any of that, hence the reason they want pull throughs. Or, they have the skill but they don't want to have to unhitch their trailer, hence the other reason to want a pull through spot.  

____________

2 days later, lol.  Down to Brownsville, plenty of empty trailers - they are trying once again to do away with detention pay - and back up today.  Met James, Taylor and the boys at a restaurant in Longview, had some din din, came home and about to go to bed.  I was going to just sleep in the truck, but I was encouraged to come home lol.  See the doggies.

However, I"m off to Oklahoma and I'm going to try and make it a one day trip tomorrow. It's going to be Sunday, usually in and out of the loading plant quicker than normal and the roads and traffic are always much lighter.  

It's "usually" the best day to drive anywhere, not just Oklahoma. But I"m going on mini vacation coming up Friday so they can't send me too far off right now.  

As for the property?  I drove by there again today - in the hopes that maybe they could have gotten an early start - no sign of that.  I suppose that is a hope in vain, but I had to try. It was only a couple miles out of the way going home.  

I'd get into other things, but it's bedtime and try to get some good sleep for along day tomorrow.  

 So I am assigned a run for today - not loading until 2:30 pm :(

That means I won't be out of the plant until 4:30 at the earliest,  which gets me up to the plant at around 11/11:30 tonight.  Yeah, this won't be a one day trip this time.  It'd be 6 or 7 am before I got back, no thanks.  Just seems like a day is wasted sitting around waiting to load and get it over with.

No news about property on my front. But a lot of insight about how to build a park from people that already own them and giving me some correction on what I was proposing to do with it.  A lot of things I hadn't thought of - I haven't lived or stayed in an RV in quite a long time, some of it had escaped me.

I'm definitely going to want some expert input into the layout/design of the thing, even if it costs a bit more than I'd like to pay out. 

I do qualify for a 45k personal loan, that may be all I need on top of the 401k to get this enterprise going.  I'm also going to again try and look into home equity line of credit off of my house in Arizona.  Why not? The best thing would be to sell the place and dump all of that into my business venture, but alas, I can't just throw my friends out into the streets.  They've helped me too much and I just couldn't do that with a clear conscience.  

Other than that there is the SBA loan to look into. After that? I don't know of anything.  The lack of money won't deter me, I will find a way to make this work even if it's only a few lots to start out with with few amenities besides the serenity and the beauty of nature.  

Well, enough of this. Get a large glass of ice water and get out of here.

Have a pleasant day. 

 Blood pressure way high today, by my standards anyway.  The last time I checked it about 2 months ago, it was much lower than what it was today. It was so high I freaked out to be honest. Even after hydrating and aspiring....I'm going to start monitoring it, if it remains that high I'm heading to a doc and get the medicine if necessary to bring it down.  

The doc? thought nothing of it. Oh, it's nothing out of the ordinary, you're good to go for another 2 years! Gag. He was listening to my heart for a while.  I mean, what's with that? How does my heart souud? Good, he said.  Man, I want the truth dammit. If there's something wrong please tell me, don't just get me through this medical without the truth.  But he insisted it sounded healthy and lungs good.  I'm pretty sure my lungs are good, I can still go hiking. I get winded easier than I used to, but that's easily explained away with being way out of shape compared to what I used to be and climbing hills does me in far faster than it used to.  

I intend on more hiking more frequently. Would have today, in fact, if it weren't the trip to get the med card dealt with and then rain. Rain, it's always raininig around here.  

Oh, well I don't know how accurate those blood pressure machines are at the pharmacies, but I'm going to start using them frequently to see.  Admittedly, I get nervous in doctors offices and my blood pressure and pulse always goes up.  

Oh, can I say also that I hate getting my blood pressure taken? It makes me feel funny when the thing starts releasing the pressure on the arm.  Like, really weird feeling.  I'm not a fan of it.  

And the speeding ticket - in my personal vehicle not in the truck? Well, that's a done deal.  Go to the court house in a few days, plead not-guilty - which I can do with a clear conscience actually - and the rest will be taken care of.  Maybe a slight fee I am told.  I was facing thousands of dollars for a lawyer. 

I've slowed way down on the Interstate, that's what I can say about that.  I won't have to report this to my employer at all and I will be watching my speed all the time now, I don't need to repeat that.  

Anyway, I have a fresh 2 year lease on driving a truck after getting the med card today.  I can only  hope that in 2 years, I will have a business fully functioning and the only reason I would want to stay in the trucking industry is for the health insurance.  

So, I was sitting in the exam room, waiting for the doctor to come in. Yes, they use assistants for all the data, but a real doctor actually has to examine you. I wanted that, actually, what do you think doc?  

My manager calls.  Hey benjamin, what are you doing?  In a very relaxed, nonchalant voice. Lol, I know that approach well.  Not just from him, but from anyone in a company that wants you to do something out of the ordinary,.  I'm just chilling in the exam room waiting for the doc.  Oh, well is there any chance you can go to Oklahoma today? It loads in an hour. 

I'm thinking, c'mon dude.  An hour? I'm not even out of here yet  I want the day off, that's what that is.  But I'm not going to get pissy with him.  I kind of thought it - shitty - that they want me to go on an Oklahoma run after almost 2 days off, but it's whatever.  Uhh, yea, I don't have anything with me, I replied. My clothes, my toiletries and my food, none of that, I just came over here to get this done. Do you have someone else that can do this?  

He was pushing it and then said, well, you can load it today and take it tonight or tomorrow morning, doesn't matter. He wasn't letting it go so I just agreed to go load the trailer and - yes I would have left tomorrow morning.  He calls me back 5 minutes later, forget it, I didn't know the dispatcher had already found someone.  So, let off the hook, the dispatcher contacts me a little later sending me a run for tomorrow: Oklahoma. 2:30 pm load time : (

Leave the plant at 4:30 or later?  I'll get up to the receiving plant, drop and hook and drive the 25 miles to the nearest place to park.  It will be a 2 day run.  It'll be Wednesday late afternoon before I get back, meaning I"ll need something else to round out the week's pay period.  

I contacted the gas company today.  The surveyors will be going out there and they aren't going to be able to access the property unless we have the gate code. Or I cut the lock.  Yes, if they weren't going to supply it, I would gladly cut the lock and cut the next lock and so on and so forth.  But, this time after asking?  The man sent me the gate code.  He obviously wasn't interested in dealing with me, he just replied with the 4 numbers an nothing else.  I sent him a thank you note anyway.  

But now I can also get my 4 wheeler over there and to the back of the property.  No, it's not running, I tried yesterday, the battery is dead. I'm going to try and recharge it but it likely is going to need a new battery in it.  They don't last long, 2 years at max.  

11 days til mini vacation. Totally looking forward to it.  I should have asked for 4 days off.  3 days is nice but it's always nice to have an extra day off after you get back home.  

Some people in the RV business gave me some sage advice today.  Just business people who are looking out for a business person's best interests. I mean, I'm open to any advice. Whether I take it or not depends on whether it's sound advice.  Anything anyone says I can cross examine against what others might have to say about the same subject.  But this dude really broke it down into segments that made a lot of sense. 

I think I can't get by without a bath house. The reasoning went well beyond anything I was thinking. People use their showers in their RV's as store rooms and don't want to have to move everything out to take a shower.  Some people want to take a long shower - I can relate to that - the water heaterss in RV's are usually 5 gallon things.  People want room to do their bathing or they want to bath with their partners, something they can't do in a tiny shower stall.  

After he said that stuff, I started remembering living in an RV. Short showers sucked.  You want a nice 20-30 minute shower?  You ain't getting one in one of those things, the hot water will run out long before you get to that amount of time.  And yes, they are small. I never thought about them being used as storage spaces, but a lot of people said the same thing over and over. The finality was - if you want people to come, you are going to alienate a bunch of them without a bath house.

But how can I afford such a thing?  I can't see less than a 4 unit bath house being worth the money to build.  It's something I'm going to need and an expense I'm going to have to figure out, somehow. 

This isn't going to make me rethink whether I want to get into this business, it's going to drive me to figure out how to pay for all of this.  I just can't see any other way around getting a large loan.  I don't know how to build a bath house?  

Complications were expected.  This isn't the biggest hindrance on earth but we're talking 20 grand at least to build something decent.  It doesn't have to be huge but it needs to be nice.  People don't want to go into shower in a trashy bathroom. It also would necessitate either me getting full time in the business - which I would love to do if the income is there - or have part time help to go in and clean the thing on a daily, maybe several times daily basis.  

I am not deterred. Maybe a bit hindered, but I'm moving on with this land deal. It's become glaringly obvious my 401k isn't going to cover the costs. I"ll need 3 time that amount at least now that I have determined this bath house is a mandatory necessity.  So, I'll just have to try to get the SBA loan and get it all done at once.  Unless something comes along to give me another avenue to get to the same destination.  

I dunno, but I'll take one step at a time.  The land is the first step. After that? Who knows.  But I remain optimistic.  

If there's nothing to report, there's nothing to write about.

Okay, there's plenty I just haven't felt like delving into other subjects.  Mostly this blog is reserved for the daily events in my life.  

It's Sunday, I'm home and will not be going back out on the road until after I get my medical card renewed.  That will happen, likely tomorrow morning.  Plenty of things I can do over in that town, including taking my AR to the store and getting a scope mounted on it and hopefully finding some ammo and maybe firing off some rounds.  

However, I'd rather do the target practice on the - 2 acres turned into a fraction of an acre.  No one goes on that property, the nearest house is - half a mile? and there is already a place set up where I can shoot off rounds without possibility of a stray bullet hitting someone, somewhere.  

The new property will be even better.  Simply hike down into the basin and there is no possibility of bullets going anywhere near humans, since it's down below the surrounding properties.  I'll be going over there as much as possible the week of the 19th and seeing if the surveyors show up and watching their progress.  

I've been doing more reading about RV park construction.  I've spent a lot of time doing that, lol.  But people keep referring to TCEQ regulations - Texas Commission on Environmental Quality - and how "hard it is" to deal with it, but I've read the portions that refer to RV parks and I don't see what they're talking about.  I won't have my own water supply, I won't have to deal with them on that.  I won't charge separately for water, that will be included in the cost of  the stay, I won't have to deal with that either.  

Wastewater I already knew about.  I won't be dealing with that, a licensed, bonded, insured company will do that for me.  In fact the storm water permit is the only thing I can see that may be an issue, and that is only during construction.  

I've discussed this here before, but unless there is something I am missing, I don't foresee that big of a deal.  

___________________

The recurring them in all of these RV forums is "if you build it, they will come".  I post about my intentions on various forums to see what people have to say about the particular type of setup I am proposing.  I haven't had a single person tell me that the layout of the park is somehow - wrong or bad.  Most of them say you really need a bath house with good water pressure and hot water.  

I dunno about that, it would cost a small fortune to have a contractor come in and build even a 2 room structure like that.  That's "I need to get a large loan" territory.  But so many people want that in a park.....I've got the room for one, that's about all I can say about that.  Maybe something for further down the road?  Or get that big loan right off the bat and get these operation rolling.  

Whatever the case, it's Monday morning and I am fixing to head over to the bigger town to the west and get my medical certificate renewed.  Do I expect any problems? No, but then again, getting older, you never know. Usually it's blood pressure that jinxes people, but I have been doing stuff the last several days to make sure I pass that at least.  

Just need to drink a few more large glasses of water and I'm out of here.

Have a great day!

 Friday, late.

Brownsville, just pulled in here maybe 25 minutes ago.  It's been raining so much the street is flooded coming in here.  I'm talking over a foot and a half deep of flooding, probably closer to 2 feet.  The first step on my tractor was submerged in water.  It was kind of a let down to find an empty trailer in here, more so knowing the driver coming in behind me? No empty, he'll get the detention pay, I'll be driving back starting mid morning.  

I was a bit surprised coming down here - cause' it's Friday - that there wasn't a ton of traffic coming down to the beach.  I guess the rain scared them all away.  Fine by me, and tomorrow driving back at least it will be Saturday, I won't be dealing with any rush hour traffic junk in Houston.

So yesterday, I started asking about this survey for the property.  We can't wait until the second of never for these people to produce it, if they can't, they need to pay for a new one. My realtor had been giving them time to produce it, but it's been what, over two weeks now?   The contract says if they don't produce a survey, a new one will be ordered at  their expense.

Further exacerbating the situation, the lender informed me today that the appraisal is being held up because there is no complete survey.  I did not know that the appraisal would be contingent upon the survey, I thought the two things were separate.  No one told me about the survey needing to be done to complete the appraisal, that was news to me.

Again, I'm new to this.  I don't have intrinsic knowledge of how these land deals work.  I do have a pretty good understanding now tho. Anyway, my realtor ordered a new survey today.  It will be completed the week of the 19th of this month.  The cost? $1,800.  I had no idea it was going to cost so much and I'm going to need a fresh survey to show the property lines with vlarity, especially to the neighbors out front.  

What they do with their property is of no concern to me.  There is a bit of junk piled up - on my property - and there is a large propane tank - on my property - and there is a garage, which appears to also be partially - on my property. When the surveyors come and start driving stakes into the ground out there with the pink ribbons and they see them doing it well into what they apparently consider their land, there may be some fussing going on.  I dunno, I don't intend on making them tear down the garage, I guess, as long as they aren't going to start any trouble.

That's all I really want, peace with the neighbors, but bearing in mind that any portion of that land over there that is mine? Highly likely to be used for some RV Park purpose.  Or more than one purpose, more likely.  The situation may require the need to put in some sort of fencing to block the views of their setup and have something like a dog park or the setpic system installed there.  

Regardless, I am very happy that there is, indeed, going to be a new survey, the entire property lines will be freshly evaluated and I will be looking at all the corners and along fence lines and such to see if what presently exists is accurate.  The entire west side is pretty clearly marked, I'm just curious to see if what the surveyors come up with is right there, right along that line. 

After an extreme amount of bouncing the SBA loan idea around in my head, I have decided it would be in my best interests to at least check into it and see if I could, indeed, get a large loan, what they repayment terms are and for how long.  It's a question I'll have to have answered for me to have any peace about whether I should or should not have gone that route, I'd never know unless I checked into it.  Checking into it does not necessarily equate into going that route, tho if it's possible, the temptation will surely be there.

Have the entire park built in one, fell swoop, get it over with - but also be stuck with probably a pretty pricey monthly payment.  A loan calculator for SBA loans gave me back $1,750 per month payments at 20 years, 5.5 percent interest.  10% down minimum amount they require for down payment, some require 20% or even more.  $250,000 would cover the entire project plus give some operation capital to start out with.  

Piece mealing it - going to still probably cost more than what I will be able to get out of my 401k.  I'd probably need another 25k or so to get things rolling.  I do qualify for a personal loan of that amount, but the interest rate is high and the payments are similar to the SBA loan, excepting for 5 years instead of 20.  It is going to be a tough decision, I do believe, of how to go about this. My friends say just do it as you can afford it.  Yes, I'd like to go that route but I still need to be able to get at least some lots up and running to do it that way.  10 minimum, 20 preferably.  

Well it's getting late. Just wanted to publish that fact that a new survey - what I wanted all along anyway - has been ordered and in about 2 weeks it will be completed.

G'nite.