Also, if you say no financial contingency, then what happens if after I get the property under contract and present it to my investors they start back-stepping,"In one breath you say you are fix and flipping but in another mention the phrase above which tells my you are a wholesaler of a contract and not a cash buyer.I don't know why people intermix the two.The difference matters to an asset manager.If you give them a quick close,no contingencies,cash in your bank account that you control valid within the last thirty generally you can get much lower offers accepted.Now it all depends on what type of property you are going after and they type of bank or government institution involved as to how much impact a certain strategy will have.

To me these are the forgotten ones the government does not focus on. 

If you invest in areas utilizing government funding Blue states will outperform Red states because they typically have more funding for low-income housing available.

Again, the 20% annual rate is guaranteed by the government.   

Even if this change does happen, great news is some towns such as Sedona- the local governments are going on record stating they will "grandfather in" the operating STR's.

ADA only applies to public areas such as government-owned housing, university-owned dorms and hotel rooms etc. not privately owned housing.

That hearing is a recommending body and then moves onto the city council or other full board hearing.  

Many people I know will not invest in the City of Detroit due to the large, incompetent, and arguably corrupt government. 

I acquired this property with a 20% down payment and an 80% seller financing note with a 2-year balloon to allow myself enough time to stabilize it and get longer-term commercial debt on it.Over the last 7 months, I was able to raise the other 4 units to market rent and lease out the larger 5th unit to another state government agency on a multiyear lease.

Typically those are a google away, however, if you think you are starting to hone in on an interesting area, it's worth calling the CIty and County, as well as a couple of local well informed realtors, to make sure you didn't miss the governing laws in your research.