Given your focus on equity and scaling for future development, targeting properties where you can force appreciation through value add renovations seems like a natural fit.

Simultaneously, develop a detailed scope of work and collect bids from multiple contractors to compare costs and timelines.

But its definitely one of the three issues.  500k houses should generate at least 10% of revenue all day long or you should sell the property there and buy somewhere else that gets that.I would actually guess if you're open to all areas, you can find something that hits the 12 to 14% revenue. 

From my investigation a fair amount of time is spent on developing (private money)   

I usually work with my local credit union where I have developed a relationship over the years.

If LL uses accrual method, they can book revenue without receiving.  

This indicates a strong market for short-term rentals.Revenue: The average revenue per available rental in Red River Gorge can be estimated using tools like AirDNA.

It is less than an acre, but zoned for multi-family residential development (town-homes, condos, apartments, etc) Having never been, I know nothing of the potential in Delta Utah.

There are continue developments (residential and commercial). 

They can also look into local workforce development programs that might help them find new employment quickly.