Many of them won't be convinced by facts, such as how much revenue STR's facilitate in and around Asheville, and will continue to push debunked sentiments about affordable housing, but the threat of lawsuits might make them play nicer.

As for the areas to target, my goal in getting our feet wet as real estate investors--and since we plan to be living in Sac--is to find a property we can live in while renting out one or more units to help cover our housing expenses, which we can then hold and continue to rent out when we move.

Right now there's huge concentration, but as this continues to build out and we see north of the high 30s GW by 10 years from now it'll be almost a requirement to keep some type of locality based risk assessment and to diversify. 

Continued softening?

Your continuous efforts of slander won't do anything.

<<< Correct, that is exactly what I am referring THIS IS your tradeoff most of the time when using turnkey companies AND WILL CONTINUE to be your tradeoff even when using a realtor IF YOU DON'T VERIFY YOUR NUMBERS. 

It has been a great rental and would continue to be one but I think I am ready to sell it!

I think the unsuccessful and struggling units who have not jumped ship yet will continue to do so, leading to less supply, increasing demand, and a better year for the successful units. 

I like this strategy and plan to continue. 

If you can't even do one, then continue to save judiciously to get your "starter investment capital".