But its kind of boring here for real estate atleast in my opinion and a new adventure sounds nice haha.I was currently looking at Columbus Ohio, Lynchburg VA, and Staunton VA.Never even thought about Reno, ill have to give it a look.

Study the market, get a local group together, and begin small.

If you're not getting to that, then it's more of a LIRP (life insurance retirement plan), which has long term goals.There are a lot of companies that do well with "getting the money in" then screw up the end game with the loan provisions.If you want, I have a case study for using a policy for private lending to other people. 

@Nathan Frost I'm one of those boring long term hold guys...

It obviously is not a homerun.Also, if you do move forward with it, make sure the HOA has the milestone study done. 

Make clear plans, use no-cost tools, study areas, spot deals, and move forward.

Obviously if the difference between a standard LTR and a STR/MidTerm is that different, I would highly consider it, but I'd have to study up on all the extra variables of what an STR entails.

And if you need some "outside" agency approval, like state road access, wetlands, stream crossing, perk tests, hydrogeological study, from either state or Federal agencies add more time. 

A cost segregation study was performed on this single family home in Fort Worth, TX purchased in 2023 with a depreciable cost basis of $272,633.

The CFP® certification requires rigorous study and hands-on experience, which you seem prepared to tackle.I've been in the financial planning field for several years now and currently teach aspiring CFPs at Golden Gate University.