It's more of a matter of preference in regards to time commitment, style of communication and access to tools.

I just spoke with Steve Lansbury VP of underwriting at Freddie Mac last Thursday at the MFE conference in Vegas and he said that they no longer have issues with STRs as long as it's under 10% of total units and that they would be willing to discuss it on a case by case basis. 

Any recommendations of style/vendor?  

just don't build refinance or build more efficiently or more apartments cover your debt better and don't sell. unless you are building spec homes for a profit and worried about Taxes sounds like you need to switch up the style of your build and build more apartments and hold 

I guess I could take some of these off-market offerings into a partnership... but its just not my style at the moment and I do not have the network to pitch it too.

I'm considering diverse options for reinvesting the proceeds ($200k+) from a planned 1031 exchange and am open to various strategies:Las Vegas/Reno: These markets offer potential for both cash flow and appreciation, but I'd need more information on their suitability for mid-term rentals and current market conditions.BRRR strategy: This approach could be attractive for value creation, but I'm hesitant about out-of-state management and require a turnkey or experienced team to handle renovations.Other locations: I'm open to exploring other markets offering favorable investment opportunities, particularly turnkey properties or areas with manageable maintenance requirements.My preferences:Turnkey properties: Minimize management headaches and focus on cash flow.Limited appreciation: While some appreciation is welcome, cash flow is the primary priority.Shorter-term rentals: While Airbnb isn't an option in my current area, I'm open to exploring short-term rentals in other markets.Avoidance of major renovations: My recent experience has solidified my preference for well-maintained properties.Current portfolio:3 duplexes in Missouri (mixed performance)1 single-family home in Memphis, TN (turnkey, positive experience)Questions for the community:What are your thoughts on Las Vegas and Reno as potential investment destinations?

Our more resort style destination type homes are very dependent on family travel and have the most seasonality, but also much higher ADR's. 

What live style or considerations do you want?  

So, technically I do not believe we are saturated “overall” in the Smokys but we have gone back to 2019 numbers, where a basic old style cabin 2 bedroom with a slight view does 40-60k per year gross.  

I love his teaching style and I may have bitten if it weren't for the 20K plus 50% of the profits.