While STRs in touristy spots might not seem like a fit for LTRs, I’ve found a sweet spot with mid-term rentals in the off-season.

The way to gain 100% financing for purchase & rehab is to get your purchase & rehab numbers to fit within 65%-70% of the ARV (not easy, but possible).

Building an ADU to fit all 3 of you might end up being more than $250k.

Thank you,Denise Agree with Jay, if it does not sell for what they want goes back to the bank and then the bank can deal with the sale at a lower price or whatever they see fit. 

Dayton/Centerville could be a good starting point given your familiarity and existing connections there.Here are a few steps to consider:Explore Cash Purchases or Lower Financing Options: Given that you're considering not using financing, you could look for properties that fit within your budget for a cash purchase.

The real professionals will lay everything out up front, likely letting you read a copy of their agreement to understand additional services and benefits in detail, and aren't going to be pushy about getting you to sign anything if they feel it's a bad fit or something doesn't align.At the end of the day, a good PM will have your best interests in mind.

What information should I provide so a possible investor can make a quick decision on whether it would fit in their guardrails?

I've worked with Adam & Tommy at Rent To Retirement, and they both have taken a ton of time to educate me about multiple markets & investment options so I can learn & ultimately make an investment choice that best fits my goals.

My close neighborhood rarely has any fixer upper that fit for a rehab.

I don't see that the license or certifications are helping people sort out the good from the bad there either.On the coaching part, in-person personal trainers or online fitness coaches are required to be hold some sort of certification, as far as know.