Focusing on areas that will appreciate well is super important, as equity down the line becomes a huge game changer when growing your portfolio.

We do lots of JV and have found that the best relationships are where everybody has "skin" in the game.

I'd also suspect that as an owner-occupant, one might be able to skirt strict STR laws, and rent out a primary in an extremely in-demand market, especially in the near-term (think collecting huge fees seasonally around CU football games the next few years). 

However there are some reputable new construction builders in the area.There is, as you likely know, a housing shortage and, once Caesars Casino opens at the end of 2024, they anticipate 2 million visitors a year. 

What I mean by this is the entire game of REI has now vaulted into the top 10-20% of W2 folks, but really the top 5% mainly the top 1-3%.

Randy  Thank you for sharing such valuable information—utilizing RentecDirect.com for streamlined tenant management and having go-to vendors for efficiency sounds like a game-changer.

Jakes is the Casino,,,,,,,,,,MTM is NOT the way to go, way to much work, if MTM was so great I would do it, 

Rel estate investing is a long term game.

You can hire an agent just to show and be a body if they are willing, While its not perfect, ChatGPT is a great tool to ask initial questions and get a launching pad (always verify what it tells you)  - @Drew Sygit - Good point about getting someone to help you with screening if they dont have any "skin in the game" so to speak.

What follows will probably sound somewhat pessimistic - but I put it out there for your consideration...Understand that your journey will be a long one, as real estate is usually not a get rich quick game.