He's an experienced agent. landlord, he has his own Airbnb house in Covington and he understands that part of NKY really well.

House hack is the only option but even that might not be feasible.

@Alex Mull as some with experience in both turnkey and all-in active investing, I can tell you the biggest advantage is saving, time, hassle, and some full-service turnkey companies mitigate your risk by doing the upfront renovations and placing qualified residents while the company still owns the house.

Opera has, or use to have a house around here.

.- Cant do blanket loan as I own one of the houses in one llc and the other in another llc.Thank you for your help and I hope someone will have good options!

Which is why I think house hacking is best for 90% plus of new buy and hold investors.I wrote an article on this a while back that goes into more depth and you might find that helpful: https://www.biggerpockets.com/blog/get-a-loan

House hack a 2-4 unit with the lowest down payment loan you could find. 3.5% FHA or 5% conventional.

Those same houses 2 miles away, could be a different micro-market, and rent for $1300. 

In reality the more expensive the house the less the work.

The neat thing with TDR is that, after you've sold off the residential development rights, you still own the land and get to use it in all the same ways as before, except that you can no longer build houses on it.