I think identifying these markets that have a history of vacation rentals (so STR regulations are not worried about), near State or Regional Attractions (alot of national attractions may be priced out but not all), while also being affordable for the average STR investor.

Google search gives me these super wide ranges and mostly talking about adding a bedroom in a SFH, which I'm not sure if applicable to this situation of "moving/subtracting a bedroom from one unit and add it to another unit in a duplex". 

Bookkeeping when it comes to real estate investments can get tricky.I often find the following mistakes occur1) They fully write off the mortgage payment when in reality the mortgage payment is broken down into Interest, principal paydown and an increase into the escrow account.2) If the property is managed by a PM company, do not factor in the PM Statement3) do not calculate depreciation expenseBest of luck in your search for a proper bookkeper.

I’m in the process of searching for land in the Houston area to then build a 4-plex on it.The plan is to self-fund the purchase & construction, rent the units and cash out with a mortage.I like the idea of serving lower income families and therefore don’t shy away from section 8.This is the first time I do something like this, so I’m throwing it out there in hopes of hearing your thoughts and learning from your experience!

searching as a realtor How did you finance this deal?

BiggerPockets' search option is a good start if you want to speak with people in the community.2.

Alex,Did a quick Google search and it appears to be foreclosed homes that were funded with VA loans.

I did a quick google search and I can give you my opinion but I don't actually know him so keep that in mind.

Feel free to reach out to discuss your goals and I can connect you with the right agent for your search.  

Quote from @Zachary Gray: I think the value would be to identify your strengthsoperating, underwriting, administrative, analytics, etcthen search for areas where you may be weaker such as deal finders, people with access to capital and opt to partner.