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I've been using Michael Blank's Deal Analyzer which works fine but there are some features that aren't available.

Having a guarantor does add to the complexity of the situation.

I've putting my money into public markets and HYSA but once rates drop I need to re-think the HYSA.Other investors I know are doing STRs in California and OOS, partially because of the IRS loophole with STRs and being about to offset active income, some MTRs (renting out to people displaced for insurance reasons such as a fire, other reasons, not so much travel nurses like during COVID), buying an apartment complex together with 3 to 4 people, working in the real estate industry (acquisition, property management, lending, becoming an agent, etc).

THe turnkey company's answer: our property mgmt company is doing daily complex algorithms and they have the best information here.

Start with smaller properties before moving to larger complexes.

If you're mentioning Agency, I'm assuming it's a smaller apartment complex.   

However, navigating the legal and financial complexities of Subto deals requires careful attention, so I’d recommend working with a real estate attorney to ensure everything is structured correctly.Securing private money for the closing is a smart move, but ensure your terms allow for flexibility in case of unexpected repairs or delays in cash flow.

You are right, these don't attract families, although there is a very successful group called Gateway Vacation Home Rentals that are featured on VRBO and other sites.

I'm in a few facebook groups with cabin owners in blue ridge and my neighborhood, and many are saying their bookings are way down year over year (some with no bookings at all), apparently due to the increase in short termrentals available.That being said, if you do buy something, I'd make sure it has some features that will set your cabin apart.