I'm under contract on my second house hack property and first duplex.

Or find a deal first then market it to buyers, then offer on the house and create an agreement with the seller & buyer?

$6k tax.Ins,hoa, not to mention utilities . took out a HELOC off of our personal home ( res.worth $900k, and a 260sq ft studio, mtr. $1450 mo.) for$ 220,000 for the deposit.

I'm from Leesburg, and I can tell you—multi-family is a solid choice (piggybacking the previous comments which I agree 💯), especially with that live-in/rent-out, house hack strategy.

I think of it like an employee or personal assistant.

I saw that the population grew by 5% from 2020 and I haven't seen much development as far as new housing goes so what could be causing this uptick in time on market? 

I personally haven't sent postcards, I've had good luck with PPC and Video ads. 

Since you mentioned that you are getting started, I highly suggest you house-hack (this is how I got started in Costa Mesa, Orange County).

A bookkeeper can also work hand-in-hand with your CPA to ensure everything is recorded correctly, making tax time much smoother.My personal belief is to get referrals for CPA recommendations—word of mouth is often the best way to find someone solid.

I would also mention that once you have invested in Utah, I recommend the Utah Rental Housing Association as a resource.