After all, some of the best of the trade are also investors too.  

If you keep doing the same thing, getting the same results, but expecting different results.....maybe it is time to try a different method. 

If you perform a cost segregation study for your short-term rental property, you would typically file Form 3115 (Application for Change in Accounting Method) to claim the depreciation adjustments from the previous year without needing to amend your prior return.

Its great to hear you're going the direct to seller route, its by far the method with the highest margins. 

Although Reston as a whole has experienced this as well, with a 23.8% vacancy (Source) for the entire submarket, the Reston Town Center in particular has just a 4% office vacancy, with Boston Properties Group, planning to deliver another 1.1 million square feet with Reston Next.Boston Properties Group (BXP), is currently the largest publicly traded developer, owner, and manager of Class A Office property in the United States.

They will have systems in place to find off-market deals so you can analyse where the numbers are more attractive for you.You can also try the wholesaler list method.

It's going to be your thin credit profile / lack of seasoned trade lines.

Areas like Williamsburg have small multi-family properties trading at a premium when compared to Bushwick, Bed Stuy, Ridgewood, and surrounding neighborhoods.

Sometimes players need physical therapy (rehab), some need more 1-on-1 coaching (optimization/advertising) and some to be traded (1031 exchange).

Half of my portfolio is OOS, and I haven’t seen most of those, even after 10 yrs, but I get trusted people to take pictures and I send specialized trades (plumbers always and sometimes electricians) during DD period.