183 Clover Road — Instant Income · The Cedar Creek Investment Case

Anil, the Del Valle play near the F1 circuit is a someday-maybe. It needs entitlements, neighbors who don't fight you, utility runs, a parking variance, and a long marketing climb before the first dollar comes in. Years of carry cost. Zero revenue in the meantime.

183 Clover is the opposite kind of bet. Right next door — 184 Clover / 180 Ladybug, owned by Paul, not part of this sale — a near-identical compound is already grossing $12,000+/month from a stack of nightly, weekly and monthly rentals. You can see it, count it, and underwrite it line-by-line in the worksheet below. That's your comp. Same road, same buyer profile, same nightly rates, proven to work.

183 Clover is the parcel for sale. Drop your metal building on it, add an aerobic septic, and copy the next-door playbook unit-by-unit. The worksheet's stabilized column is what 183 can reach once it's running the same model — two to three times a starting baseline — and once the Johnson Strip behind it is brought in.

Sell Del Valle. Owner-finance 183 through Matt Walker. Pattern it after the proven enterprise at the property line. Be cash-flow positive long before the Del Valle parcel would have broken ground.

Adjacent Comp · 184/180

$12K+/mo

Paul's existing operation next door · NOT part of this sale · the proof

183 Stabilized Target

$24–36K

2–3× the comp once 183 runs the same model + metal bldg + septic + Strip activation

Subject Parcel

183 Clover

For sale · owner-finance available via Matt Walker · the deal

Time to Revenue

Months

Pattern the working next-door model vs. ~24 mo for ground-up Del Valle

Why this, why now

The six-line case for 183 over Del Valle.

Each one stands on its own. Stacked, they make the trade obvious.

A working blueprint at the fence line.

The compound at 184 Clover / 180 Ladybug — Paul's place next door — is already grossing $12K+/month. You don't have to invent anything. You copy a unit stack you can see, count, and walk through. Del Valle has no analogue.

Proof of demand on the same road.

An $144K/year operating enterprise is the adjacent parcel — same road, same buyer profile, same nightly rates. You're not betting on a thesis. You're stepping into a proven one and replicating it on 183.

2–3× the comp on 183's footprint.

Worksheet below shows the next-door comp at $12K. Patterned on 183 with your metal building plus an aerobic septic, plus activation of the Johnson Strip behind it, stabilized revenue targets $24K–$36K/month — meaningfully above the comp because 183 has the upside the existing enterprise doesn't.

Owner financing already on the table.

Matt Walker can close this deal and structure the note directly with the current owner. No bank, no rate sheet, no DSCR underwriter — just terms you and the seller agree to.

Your metal building lands better here.

Cedar Creek + Bastrop County is friendlier to outbuildings and aerobic septic than Travis County's F1-corridor parcels. Less code resistance, faster Cert of Occupancy, cheaper utility tie-in.

One trade closes Del Valle's drag.

Sell the F1-adjacent lot. Roll proceeds into 183. Net effect: swap a carrying-cost-only parcel for a cash-flow compound + a still-buildable site for your metal-building enterprise.

The structural news — Cindy's open offer

Three deal-structure paths — one of them is already on the table.

Cindy Donley owns 183 Clover. She also owes Paul and Dorothy the balance of a separate amortizing Note from a 2018 land sale on the other side of their property. Her health and finances have moved in the wrong direction. On March 12, 2026, she emailed Paul and Dot directly with a proposal that re-shapes every conversation about 183 — including what Anil is actually being asked to do.

From: cindyirisdonley@gmail.com Mar 12, 2026 · 9:59 AM To: walhus@gmail.com · Dorothy Epp <dotepp@gmail.com> Subject: Re: Land payment

"Dear Paul and Dorothy,

I did have heart failure last year and have had a pacemaker put in. Needless to say, I'm not at the capacity that I've been at in the past. Hence it's taking me a lot longer to get tasks done, and some not at all.

My finances are a bit more difficult to maneuver. As a result, I have put the 1.84 acres up for sale on the other side of y'all. It is priced at 175k. Would you be interested in a trade? The land in trade for the balance of our agreement, which is now at 134,874.80.

I understand this may not be of interest to you, if not, I will continue to make payments with some months being later than normal.

Since I do not want to make partial payments, I'm waiting until I have entire payment to send it to you. I foresee that being this weekend, this month.

Let me know your thoughts and we will proceed from there.

Thank you for your consideration,
Cindy"

Cindy is the BCAD-recorded owner of 183 Clover (R-62373). The Note referenced is the receivable on the 2018 sale of the ~12-acre tract on the opposite side of 184/180 (TBD Shiloh Rd, now TC Vintage Park). Note maturity: April 2028.

Path 1 · the straight-line acquisition

Anil buys 183 from Cindy via Matt Walker.

The pitch as originally framed. Anil offers below ask, Matt Walker structures owner-finance with Cindy as seller, Anil takes title at close. Paul keeps collecting on the existing Note from Cindy as before.

Seller: Cindy Donley · directly
Buyer: Anil Pattni
Capital required: $25–35K down + monthly note
Paul's role: co-equity via Park Strip + operating partner
Risk: Cindy's health may force a fire-sale or default; title-side dispute history is non-zero

Workable — but ignores the structural offer already on the table.

Path 2 · accept the trade

Paul + Dot take 183 in trade. Then JV with Anil.

Paul and Dorothy accept Cindy's March 12 proposal. The Note balance ($134,874.80) is cancelled. Title to 183 transfers to Walhus/Epp. Cindy is out from under the receivable; Paul/Dorothy own the parcel adjacent to their compound at an effective basis of $134,874.80 (below the $175K asking).

Then Paul + Dorothy form an operating JV with Anil to develop 183. Anil contributes: metal building, operating capital, Tiny Hacker House brand, sweat. Walhus/Epp contributes: the parcel itself, the playbook, the Park Strip equity. Cash-flow split per JV agreement drafted by Bradley Lingold.

Seller: N/A — internal transfer to JV
Buyer: Pattni × Walhus operating LLC
Capital required from Anil: metal building + ~$30–50K cash to JV
Paul's role: majority equity contribution (parcel + ops)
Risk: JV-relationship friction; Paul/Dorothy take the parcel risk in exchange for ending the receivable

Elegant — eliminates Cindy entirely. Tax + counsel review required.

Path 3 · the hybrid · recommended

Trade, then Paul re-sells to Anil with friendly financing.

Paul + Dorothy accept Cindy's trade (Path 2 first step). Walhus/Epp now own 183 outright with a $134,874.80 basis. Then immediately resell 183 to Anil at $175K with Walhus/Epp carrying the paper — owner-financing terms friendlier than Cindy could ever offer, structured with Anil's survival window in mind.

Walhus/Epp net a new $40K+ on the resell to Anil (covering taxes, ops, legal). Anil deals with a friendly, motivated, operations-aligned seller (Paul) instead of one tangled in 8 years of separate legal history. Cindy gets out clean. Anil gets a clean seller. Walhus/Epp turn a stressed receivable into an appreciating real-estate asset and a new performing note.

Step 1: Walhus/Epp accept Cindy's trade · 183 transfers
Step 2: Walhus/Epp sell 183 to Anil at $175K · owner financing
Paul's role: seller-financier · long-term cash flow from Anil's note
Anil's role: buyer · operates property · pays Paul monthly
Capital required from Anil: ~$25K down (smaller than Path 1)

Solves three problems in one transaction. Counsel-reviewed structure.

What changed because of the March 12 email

Cindy is asking for a way out. That's leverage — and an opening.

Before Cindy's email, the assumption was a normal arm's-length sale. After the email, the picture is different: the seller is stressed, motivated, and proposing a structure that doesn't require Anil's capital to clear the parcel. The trade-equivalent value she's accepting ($134,874.80) is materially below her $175K ask — already a private discount baked in.

For Anil, this means the offer band on Path 1 just got more workable (Cindy needs cash) and Path 2/3 became viable (Paul can step in as principal seller). For Paul, the receivable Cindy can no longer reliably service becomes the foundation of a much stronger position: equity in the parcel directly, then a fresh performing note from an operating partner.

Paul's tactical posture as of mid-May 2026: requested full payment from Cindy this weekend to test her ability; she sent $2,500 partial. The trade option remains open. Matt Walker can structure whichever path the principals choose. Bradley Lingold reviews the trade-and-resell tax treatment before any signature.

The proven adjacent comp — line by line

184 Clover / 180 Ladybug — the next-door enterprise.

This worksheet is the property next to 183 — Paul's existing operation at 184 Clover Rd / 180 Ladybug Ln — not part of the 183 sale. It's shown here because it's the closest comp on the planet to what 183 can become: same road, same buyer pool, same unit mix, proven economics. Sort any column. Search by type. Footer totals update with whatever you filter. The "stabilized" column is what 183 would target once it copies this model.

Important distinction

184 Clover Rd / 180 Ladybug Ln — the property below — is owned by Paul and is not for sale. It is the adjacent comp that proves the model. 183 Clover Rd — the parcel Matt Walker can structure for you — is a separate, neighboring property. Patterned after this rent roll plus your metal building plus the Johnson Strip behind it, 183 is the deal.

Unit / Asset	Type	Size / Bed·Bath	Status	Current Rent	Stabilized	Lift	Underwriting Note
TOTAL — visible rows				$0	$0	$0	0 units

active & rented partially rented / seasonal upside line — not yet built or activated click any column header to sort

184/180 — current gross / mo

$12,250

Paul's existing enterprise next door · the proven comp · not for sale

183 — stabilized target / mo

$31,950

What 183 reaches after the same unit stack + metal building + aerobic septic + STR rate normalization + Strip activation

Monthly lift over the comp

+$19,700

A 2.6× multiple — patterning the comp plus adding Anil's metal building and unlocking the Johnson Strip

Annualized 183 target

$383K/yr

At 8% cap that supports roughly $4.8M of stabilized value on the 183 parcel + Strip combination

The neighborhood, address by address

The Clover Rd corridor — who's on this street.

183 doesn't sit on raw road frontage somewhere. It sits in the middle of a documented twelve-parcel corridor with a working enterprise on one side, a Sangha-anchored Cedar Creek neighborhood on the other, and a Park Strip behind. These are the actual neighbors at the actual addresses — pulled from BCAD ownership records, not from a real-estate listing.

110 Clover

WATER · SANGHA

Johnny C Shih

Also owns 122 Clover. Owns one of the two wells that supplies 183 Clover. Cedar Creek Sangha member. Any shared-well agreement at close routes through him.

121 Clover

SANGHA

Cynthia "Cindy" Maus

Co-leader of the Cedar Creek Sangha neighborhood association. Married to Kevin P Maus at 136 Clover. Influential on any neighborhood pushback re: STR scale or noise.

122 Clover

WATER · SANGHA

Johnny C Shih

Shih's primary residence parcel (his 110 Clover lot holds the well). Same household across both parcels.

136 Clover

SANGHA

Kevin P Maus

Husband of Cynthia Maus (121 Clover). Sangha-aligned household, two parcels deep.

148 Clover

SANGHA LEAD

Candace "Sister" Boheme

Co-leader of the Cedar Creek Sangha with Cindy Maus. Mails to PO Box 382, Cedar Creek. Coffee meeting before close is the single highest-value Sangha outreach.

156 Clover

FOR SALE · POOL

Michelle Adams + Fred Sommers

Per Paul, this parcel is also currently for sale and has a pool — a separate acquisition opportunity along the corridor if the timing lines up.

172 Clover

NEIGHBOR

Dana Lynn Thornton

Owns 172 Clover plus two adjacent strip parcels. Quiet long-term owner; potential easement / boundary cooperation relevant if the Strip plan moves.

181 Clover

NEIGHBOR

Benjamin Rojas + Norma Saldana

Direct neighbor two doors from 183. Established household; no transactional posture indicated.

182 Clover

DIRECT NEIGHBOR

Christi Lee Altman + Aaron Spigelmire

The "pool house" parcel — foreclosed and re-bought by Altman/Spigelmire winter 2022. Also the mailing address on record for Matthew Todd Harmon (Park Strip).

183 Clover

SUBJECT · FOR SALE

The deal parcel

Owner-financed close available through Matt Walker · (512) 956-4714. Seller details delivered to qualified buyer at the right moment in the conversation. This is the parcel.

184 Clover / 180 Ladybug

ANCHORS · THE COMP

Paul Walhus

The proven $12K+/mo enterprise documented in the worksheet above. Direct adjacency to 183. Paul brings the comp playbook, the operating know-how, and direct co-equity on the Park Strip behind 183 (see Park Strip card). Joint owner with Dorothy Epp →

184 Clover / 180 Ladybug

ANCHORS · CO-OWNER

Dorothy "Dot" Helen Epp

Paul's wife and full co-owner of the 184 Clover / 180 Ladybug strip. Decisions on either parcel — including the shared Park Strip behind 183 — run through Dot as well as Paul. She has a vote, and it counts.

Poet · former Charge Nurse, St David's Rehab Hospital, Austin · member of a large Canadian Mennonite family from Vancouver, BC.

Anil should expect to meet Dot before close — not as a courtesy, as part of the deal. The household speaks with two voices.

Park Strip · R-22475

ACCESS EASEMENT · CO-OWNED

Matthew Todd Harmon + Teresa Harmon (ETAL)

The strip tract behind the Clover Rd houses — recorded with BCAD as HARMON, MATTHEW TODD (ETAL). The "et al" includes Paul Walhus and other Clover-side neighbors via Bert Godkin's original gift of the parcel.

Paul has been paying the full annual property tax on R-22475 — not a share, the entire bill — which is a documented Texas-court argument for de facto equity in a co-tenancy when title is later partitioned or litigated.

Legal status of the Harmons: Matt and Teresa were arrested 2024-09-16 by U.S. Marshals on felony retaliation charges tied to threats against a Williamson County judge (separate matter, son Clinton's 2024 case). Teresa was convicted in Bastrop 21st District Court; her appeal was decided 2025-01-31 by the Texas Third Court of Appeals (Case 03-24-00712-CR) — likely now in TDCJ custody. Matt's trial status is not yet publicly reported. Practical effect: Matt cannot transact directly while incarcerated; the existing co-owners — Paul included — can act on their own shares.

Diligence action for Anil: real-estate-attorney opinion on R-22475 title status before close. Recommended spend: $500–$1,500. Paul's tax-paying history is the leverage.

1192 / 1193 Shiloh

FOUNDERS · PARK STRIP GIFTORS

Bert Allan Godkin (+ Cidneye) · Phillip Preston Cook

The original owners of the Clover-side land. Bert Godkin gifted the Park Strip (R-22475) to a group of Clover Rd neighbors — which is how Paul became a co-owner. Cidneye Godkin now mails to 741A FM 969 Bastrop. Phil Cook still on 1192 Shiloh with R-8736643 (8.81ac, Leverence abstract A225).

⚖

The quiet lever Paul brings to the table

The Park Strip is the access easement that connects 183 (and the rest of the Clover-side parcels) to the back acreage. Paul has carried the entire annual tax bill on R-22475 for years — while the named co-owners, including the now-incarcerated Harmons, have contributed nothing. In Texas, sustained sole-tax payment on co-tenancy property is a documented equity argument when title is later partitioned or litigated. Anil acquires 183 with Paul's tax-built equity already standing behind the access corridor. That isn't a paper benefit. That's a court-defensible one.

The relationship intelligence Anil should have

Road politics & neighbor temperament — the part that's not on the title commitment.

The Clover Rd corridor runs on a private road, a shared well system, and a Sangha that collects annual water/road/parkland dues. The relationships are mostly cooperative — but not uniformly so. Anil should know the temperament he's stepping into, especially around guest-vehicle access (the daily reality of STR operations).

The financial structure

Annual Sangha dues — water, road, parkland.

The Clover-side property owners share three operating funds, billed annually by Dawn Maus (dmaus65@gmail.com) on behalf of the Sangha. The 2023 dues call went to 13 households including Cindy Donley, the Maus family (Cindy + Kevin + Dawn), Sister Boheme, Michelle Adams + Pete Sommers (156), Dana Thornton (172), the Harmons, Norma Saldana, Johnny Shih, and Paul + Dot. Anil inherits this membership at close. Expect ~$X/yr (Paul has the current figure); the cost shows up in the operating reserve line of the playbook.

Same-street acquisition signal · May 3, 2026

156 Clover is openly motivated — "price reduction" stated.

On May 3, 2026, Michelle Adams (156 Clover, michelleadams417@gmail.com) emailed the Sangha thread about a derelict vehicle in her carport. The substantive line: "We need to sell this house. Price reduction." The parcel is the pool-house in the side-by-side acquisition card on the corridor page — and the seller has now publicly confirmed both intent to sell and willingness to reduce price. Reach out directly before MLS retail.

The temperament document · Jan 2023

The Harmons' road posture is documented. STR operations need a guest-access protocol.

In a January 2023 Sangha email chain (preserved in Paul's archive), two now-incarcerated Park Strip co-owners stated their position on outsider road access in writing. Quoting directly:

"You can give her permission for your part of the road, we have not given her permission to be on ours. She needs to understand if she steps foot on our property, I will file charges. There is way too much theft going on in the area, to allow strangers to do whatever they want."

— Teresa Harmon, Jan 9, 2023 (re: a Phil Cook tenant walking the road with permission from Dawn Maus)

"My thoughts on strangers on our road is I believe our little community aka property owners and there families should be the only ones using the road because of security concerns… if people want to see nature they need to go to a public park or walking trail not our little paradise at the river that we all pay for and do up keep on."

— Matt Harmon, Jan 9, 2023 (same thread)

What this means for Anil: any STR launch at 183 will route guest vehicles, delivery drivers, and walking guests across a private road whose co-owners include the Harmons. Both are currently incarcerated (Teresa convicted, Matt pre-trial — see Park Strip card), so the immediate enforcement risk is lower than it was in 2023. But the recorded position on outsider access exists, and STR-induced traffic is exactly the kind of footprint that would have triggered escalation in 2023. Anil's STR launch plan must include a written guest-access protocol and proactive engagement with the remaining ETAL co-owners.

Practical implications, line-by-line

Pre-close coffee with Sister Boheme + Cindy Maus (Sangha co-leads) — explain the STR plan, commit to operating standards (parking, noise, light, hours). Already in the Playbook P1 list.
Written guest-access protocol for 183 — share with the Sangha email list at launch. Include: max guest vehicles, parking footprint, no walking guests onto neighbor parcels, 24-hour Anil-side contact for any complaints.
Park Strip co-owner outreach — Bradley Lingold's R-22475 memo (Playbook P1) should specifically address what STR guest access looks like vis-à-vis the existing road position taken in writing in 2023.
Sangha-aligned services where possible — if Anil hires for cleaning, lawn care, or maintenance, prioritize Clover-corridor owner-recommended contractors. Buys goodwill.
Phil Cook's rental network on Shiloh — referenced in the 2023 thread, distinct from the Clover residences. A potential ally network if Anil ever lists 183 to longer-term remote workers vs nightly STR.

The bigger picture

Beyond 183 — the Johnson Strip.

An adjacent chain of currently-landlocked parcels behind 183 Clover. 183 holds the road frontage that unlocks them. They hold a creek, an artesian well, and tillable acreage that transforms 183 from a rental compound into a creekside agricultural village. The two parcels need each other — and they're both reachable today, on rent or acquisition terms.

183 Clover Rd · the bigger picture · BCAD parcels to scale (Clover · Ladybug · Cedar Creek · Park Strip)

183 stops being a house on a lot.
It becomes the front door to a creekside village.

Today, 183 is a compound on a road. Add the strip behind it and 183 becomes the gateway parcel — the only one with road frontage, the only one a courier or a guest or a permit inspector can find. The strip becomes the back of the property: the creek, the wellhead, the fields. Two parcels, one identity.

Unlocks the landlock.

The Johnson Strip parcels have no legal road access today. 183 Clover provides the only frontage that brings them out of landlock — which is exactly why they're acquirable at a discount.

Mutual gateway, mutual lift.

183 unlocks the strip's value. The strip rewrites 183's identity from "rental house" to "creekside agricultural compound." Each parcel makes the other worth more than either is alone.

The creek.

A live creek runs the length of the strip. Riparian frontage is the single rarest amenity in this corridor — every STR listing photo, every wedding-rental pitch, every "off the road"experience leans on water. You'd own that.

Artesian well.

One of the parcels has a working artesian well — pressurized groundwater, no pump, free flow. That's irrigation water for an organic operation and a marketing asset on the rental side. You don't drill these; you inherit them.

Organic farming potential.

Tillable acreage + artesian water + Bastrop County ag exemption pathway. A small organic operation (market garden, CSA, regenerative pilot) pays for itself, plays into the STR brand, and lowers property tax on the held land.

Acquire or rent — both work.

The strip can be assembled parcel by parcel, on rent or with owner-finance terms. Same playbook as 183: Matt Walker structures the deal. Start with the artesian-well parcel; expand as the rent roll funds the next step.

Path 1 · Rent first

Optionality, near-zero capital.

Lease the back parcels from the current Johnson family owners on a 3- or 5-year term with right of first refusal. Cost: a fraction of carrying owned land. Run the organic-farm pilot, prove the creekside STR pitch, then convert to ownership when the numbers are obvious.

Path 2 · Acquire

Permanent identity, full upside.

Buy the strip outright — either parcel-by-parcel as cash allows or as a package with owner financing. You capture all the upside of the gateway re-rating (creekside + well + agricultural overlay), and 183 stops being defined by its road frontage and starts being defined by what's behind it.

Either path runs through Matt Walker · (512) 956-4714. Same playbook as the 183 close: direct conversation with the owners, owner-side financing, no bank in the loop.

Today

"183 Clover Rd"

A rental house on a road in Cedar Creek.

After the strip

Artesian Village

A creekside compound with an artesian well, organic acreage, and a working hospitality enterprise at the gate. Worth multiples of either piece alone.

Non-negotiable closing condition

The water clause — shared well, in writing, recorded.

183 Clover does not get bought without a guaranteed shared water agreement from the seller's well. Period. Out here in Cedar Creek there is no city water main to hook into — wells are the supply. The deal works because water is contractually assured; the deal does not work without it.

Why this is the first term, not the last

An unsecured well is a buried lawsuit.

Paul has watched this exact issue go sideways on adjacent properties — when water is "understood" between neighbors instead of recorded, the next owner, the next dispute, or the next dry season vaporizes the arrangement. Five attorneys, multiple years, and tens of thousands of dollars to chase what one recorded paragraph could have prevented. 183 will not close on a handshake water deal.

Shared water agreement — recorded.

A Shared Well & Water Use Agreement filed in Bastrop County records, attached to and surviving the deed. Not a side letter. Not an email. Recorded. Runs with the land so future owners on either side inherit the same terms.

Guaranteed minimum gallons per day.

Specified GPD floor (defined number, not "reasonable use") that 183 is contractually entitled to draw from the seller's well — sized to support the existing units plus the planned expansion (metal building, additional rentals).

Perpetual easement, not a license.

The water right is structured as a perpetual easement appurtenant to 183 Clover — not a personal license to the buyer. A license dies when the buyer dies or sells. An easement is the land's right, not the person's.

Defined cost share + metering.

Split of pump electricity, maintenance, and any future deepening or replacement spelled out in advance. A meter on each draw point so usage is measurable. Annual reconciliation. No "we'll figure it out."

Failure & backup terms.

What happens if the well runs low or fails: re-drill cost share, alternate-source obligation (hauled water), notice period, cure rights, and liquidated damages if the seller-side cuts the supply. Make non-performance expensive.

Title insurance covers it.

Buyer's owner's title policy at close must explicitly insure the recorded shared-well easement as a property right of 183. If the title company won't insure it, the agreement isn't structured right yet — re-draft before signing.

The clause checklist — Matt Walker delivers all six before close

Recorded in Bastrop County — not a side letter
Easement appurtenant to 183 Clover — runs with the land
Defined GPD minimum — guaranteed daily draw
Cost share + metering — written, measurable, reconciled annually
Failure / backup terms — re-drill cost share + liquidated damages
Title-insured as a property right on the owner's policy

Future state

Then the artesian well on the Johnson Strip becomes redundancy, not dependency.

Once the shared-well agreement is recorded, the artesian well behind 183 on the Johnson Strip becomes a second water source — irrigation for the organic farm, a redundancy for the rentals, and a marketing asset on the STR side. Two independent water sources, one of them contractually guaranteed and title-insured. That's the right water posture for a compound at this scale.

From decision to close

Execution playbook — how 183 actually happens.

Ten concrete moves to run in parallel between now and close. Each one has a goal, a done-when test, an owner, and a budget. None are speculative — every one of these is something a careful buyer in Cedar Creek would do anyway. Doing them in order, on the clock, is how this deal stays unlikely-to-blow-up.

P1 · single highest leverage

Call Bob Patterson.

GoalGet the corridor's owner-finance specialist on the deal team before opening escrow.

Done when15-minute call held; Bob has the parcel set + Anil situation; he's flagged conflicts (he owns adjacent R-62889).

WhoPaul → (512) 303-2222 primary, 321-3333 after-hours, info@bobpat.com.

Budget$0 — it's a phone call. Bob is also a principal seller; conflict-of-interest disclosure required.

P1 · before any offer

Sangha coffee — Boheme + Maus.

GoalConvert the Cedar Creek Sangha from "potential code-complaint opposition" into "informed neighbors with parking + noise + light commitments in writing."

Done whenSister Boheme (148 Clover) and Cindy Maus (121 Clover) have met Anil + Paul, walked the 184 comp, and seen the proposed 183 site plan with operating standards.

WhoPaul hosts; Dot present (the household speaks with two voices).

Budget$40 — coffee + pastries.

P1 · contract precondition

Real-estate attorney opinion on R-22475.

GoalWritten legal opinion documenting (a) the co-tenancy structure, (b) Matt Harmon's transactional incapacity while incarcerated, (c) Teresa's TDCJ status, and (d) Paul's sole-tax-payment equity argument for any future partition.

Done whenTwo-page memo signed by Texas real-estate counsel, filed with the 183 closing docs.

WhoBradley G Lingold, Redbird Law PLLC, Bastrop · (512) 303-4631 (already engaged on Walhus/Epp 70×70 separately).

Budget$500–$1,500.

P1 · water clause execution

Shared-well agreement with Shih + Donley.

GoalDraft and record the perpetual easement-appurtenant shared-well agreement covering the two wells that currently supply 183 — Johnny C Shih at R-55648 / 110 Clover, plus Cindy Donley at 107 Ladybug R-23756.

Done whenAgreement recorded in Bastrop County, title-insured on Anil's owner's policy, signed by both well owners before close.

WhoMatt Walker + Bradley Lingold; Paul brokers the Shih conversation, separate counsel handles the Donley conversation.

Budget$1,200–$3,000 in legal + recording fees.

P2 · pre-offer due diligence

Title commitment + survey pull.

GoalOwner's title commitment on 183 from Austin Title (Janice Hataway already in the network). Pull existing survey if recorded; commission a new one if not.

Done whenCommitment in hand showing all exceptions, easements, and the legal description matches BCAD R-62373.

WhoMatt Walker opens; Anil/Paul review.

Budget$400–$900 (commitment + survey if needed).

P2 · infra scoping

Aerobic septic engineer site visit.

GoalBastrop County-licensed OSSF engineer walks 183, scopes a multi-unit aerobic system supporting the planned unit stack + Anil's metal building. Bastrop is permit-friendly vs. Travis.

Done whenOne-page scoping memo with system size, projected permit timeline, install cost band.

WhoLocal OSSF designer (referrals via Bastrop County Environmental Health, 512-303-7575).

Budget$300 site visit; install typically $14K–$24K when triggered.

P2 · documentation play

Letter to Cidneye Godkin.

GoalWritten acknowledgment from Bert Godkin's widow describing the original Park Strip gift to the Clover Rd neighbors. Strengthens Paul's tax-equity argument on R-22475.

Done whenLetter received (or notarized declaration) confirming Bert's intent and the named recipients of the gift.

WhoPaul (via 741A FM 969, Bastrop — joint mailing with Lee Dustman on R-118519).

BudgetPostage + a thank-you bouquet.

P2 · Anil-side logistics

Metal building disassembly + slab quotes.

GoalFull cost-to-relocate quote: Del Valle disassembly + transport + slab pour at 183 + reassembly + permits. Locks the Anil-side numbers.

Done whenThree quotes from steel-building contractors, three slab quotes from Bastrop concrete crews.

WhoAnil sources contractors; Paul provides 183 access for site visits.

Budget$0 (quotes are free); ballpark install $14K–$28K depending on size + slab.

P3 · structure

Pattni × Walhus JV agreement.

GoalOperating agreement covering equity split, decision rights, capital calls, distribution waterfall, exit triggers, and Paul's contributed equity (operating playbook + Park Strip tax-built equity + comp goodwill).

Done whenSigned LLC agreement; entity formed in TX; bank account funded; insurance in place.

WhoBradley Lingold drafts; both principals sign with Dot in attendance.

Budget$1,800–$3,500 in legal + LLC formation.

P3 · the offer itself

Owner-finance offer through Matt Walker.

GoalNegotiated offer to the 183 seller, well below ask, with Del Valle proceeds as down payment, owner-financed balance, and the recorded shared-well clause as a non-negotiable contingency.

Done whenSigned purchase contract; earnest money to escrow; 45-day clock starts.

WhoMatt Walker · (512) 956-4714 structures and presents.

BudgetEarnest money (typically $1K–$5K on a deal this size); refundable per contingencies.

Total non-purchase budget to close$4,500 – $12,000legal + scoping + survey + recording

Soft target offer banddelivered privatelyMatt Walker has the math

Realistic timeline45–60 daysSangha coffee → P1s → contract → close

Single biggest unknownR-22475 title clarityBradley Lingold's memo de-risks it