-- Land. You've got decent elevation for East Texas, and it's well used. Only one hole could be called flat. The small creek is also well used, with throws over it and baskets placed near it. However, using the creek creates significant navigation challenges (see cons), but the individual holes are well done. Most holes play through hundreds of pine trees with tight but fair lines. Some holes are a little more open, but no hole could be considered less than moderately wooded.
-- Best holes are 3, 5 and 8. Three (205/296) plays downhill through a few trees to a guarded basket: 5 (230/302) is flat through moderate woods then downhill to a basket about 30 feet short of water; 8 (250/310) is uphill on a fairly tight line. The basket sits over the crest of the hill about 10 feet below and 8 feet short of the creek on a small flat piece of land.

-- Navigation is poor. No map on site, no tee signs and not nearly enough navigational aides between holes. This is a work in progress, but as of Spring Break 2024, it's not good. Also, there is one bridge over the creek that you cross four times during your round. One crossing is convenient (8 to 9), one inconvenient (a 500-foot walk east, followed by a 500-foot walk west on No. 2) and two others (4, 6 to 7) the bridge is of no help. On No. 4, go right toward the house and you can walk around the creek; good luck on the trek from 6 to 7. Locals told me after the fact that you walk down into the creek and cross, but I didn't see any path and backtracked through No. 4. With UDisc, finding your way is a challenge; without it, you have no chance.
-- Related but somewhat separate is that nothing is marked, including baskets. On holes 2 and 4, you can see two baskets, so knowing which one is the correct basket is a challenge.
-- Trash. This isn't the fault of the course designers or players. At least part of the land for the course was a city dump. The path from 3 basket to 4 tee takes you through thousands of rusted cans, both an eyesore and a safety hazard.
-- Thorny vines in the fairway on the north side of the course. That's holes 1 and 9, and the tee area for No. 2. Once you cross the creek the first time, that gets much better.
-- No amenities (water, restroom, seating at T pads). There is a seating/gathering area near the parking lot.

-- Course isn't brand new, but it is very much a work in progress. Tee pads are turf. The first few are securely in place, but most are just carpet lying on the ground, not even cut to size. The plan is to have the remaining pads cut and secured in the near future. Tee signs are also planned, but the timeframe seems less certain.
-- Once tee pads are finished, tee signs are in place, and some clearing is done, I could see my rating rising to 2.5 or 3. Reaching 3.5 would require at least one, if not two, additional bridges.