I’d like the flexibility of an STR but got comfortable with the risks of local government pushback because I can convert to LTR.

You need to find a place where you can comfortably connect with other people.  

Also, again making your property stand out to be more appealing to those who have to stay for an extended period, how will you make them most comfortable with the possibilities of a fixer-upper?

Tricky with current interest rate environment, as a refinance makes no sense rn.

Lately I've been tempted to flip but I keep reminding myself that steady cashflow in a strong market will ensure a comfortable retirement and will help put the kids through college" haha

Starting smaller might help you gain confidence and reduce potential stress.In your situation, if you're comfortable hiring a property manager to handle day-to-day operations while you’re working in the oilfields, going for the 4-plex could make more sense, especially with your high income.

They will dress modestly with comfortable clothes, and some of them are real estate brokers. 

Hey @Alecia LovelessI've actually been down this road myself and it really depends on how often you're using the equipment and how comfortable you are with maintenance.

I understand that at a minimum, I HAVE to register in CA since that's where the property is, but the lawyer is indicating that NV's a friendlier environment for Landlords so I should register in NV and just "do business" in CA.My questions are:  Is there a material benefit to registering in NV and then also CA? 

Some investors opt for larger homes with more bedrooms, while others convert existing residential properties to fit more people comfortably, ensuring they meet safety and accessibility standards.One thing to consider—smaller operations like RAL often rely on word of mouth and local reputation to fill rooms, so community engagement and relationships with local health care providers are key to success.PS: Fun fact—by 2030, it’s projected that more than 20% of the U.S. population will be over the age of 65, which makes senior housing a high-demand sector for decades to come.