Ok, yes that's a bit cheeky but seriously, your talking about some very important, regulatory/law stuff, if your not willing to do the most simple basic actions of simply googling the laws, and reading through the statutes, I am sorry but than my time and effort has not been earned to help guide. 

Air Force basic training happens here, so every week there is a big batch of families coming to see their kids graduate. 

It’s still rough and has plenty of room for improvement, but I can upload photos of a distressed property, tax records, comps, lender rates, and local rehab costs.From there, it analyzes the photos to identify repairs, explains why they’re needed, estimates costs for each item, calculates the total rehab budget, determines ARV based on comps, and provides an expected return—basically automating a lot of what spreadsheets already do.It’s not meant to replace an analyst, and of course, everything still needs to be verified.

Basically what we have is a pretty “average” real estate opportunity investment.  

if they think every property on Zillow is a 'deal' then something is wrong.you got great advice and a ton of time invested in responses from @Bill B.as he pointed out - there's basically no cash flow in long term rentals now. anywhere. not even in those supposed ATM mid-west markets. 

Here in Colorado, you need to have a real estate license, and in order to get your license you need to go through what basically amounts to an apprenticeship for two years (associate), before you can have your own firm.  

When picking a market, I would look for things like population and job growth, rental demand, and economic diversity—basically, is the area attracting people and businesses?

OK so basically you were a bird dog and then a contractor for them.

And all the deals I do the exit on a fully rehabbed home that I fund and pay for the rehab etc for my clients. is basically 250 and under .. there is not an issue with affordability in much of the US the issue is buyers preferences.

Transaction volume is basically non-existent.