Quote from @Denver McClure: Hey @Buck Dabill, if AirDNA isn't giving you quality data, then I would suggest manually scrapping similar properties on the lake via Airbnb, VRBO, and Vacasa.

Key lessons include choosing markets based on long-term fundamentals (not just affordability), building a strong local team before buying, and starting with manageable properties instead of heavy rehabs.

Homes Are OverpricedHousing could be overvalued by anywhere from 10% to 35% based on how investors are actingThe stock market is pricing portfolios of American homes at a hefty discount to what houses are changing hands for in the open market.

Regarding costs there are a lot of factors considered but to give you a ballpark idea, here is a brief scenario: Our main office is based out of Cherry Hill NJ, a typical 3 bedroom row-home lead-paint inspection in that area would cost on average $450, however we can service the entire state of New Jersey (North Jersey office in Montclair, NJ). 

If you are considering LVF, they have new products that are PVC based. 

You understand the value of quality neighborhoods and you have found an agent who is connected to quality contractors. 

•Potentially higher rents – In some markets, Section 8 can pay above-market rent, though it depends on the local housing authority.Cons:•Lower tenant quality (on average) – Not all Section 8 tenants are bad, but they often have lower incomes and credit scores, requiring careful screening.

I believe in the quality of the dirt for location first, then tenant, then lease terms, etc. 

This not only eliminates dependency on third-party property managers, but also provides greater control over operations and assures continuous quality management.While the best threshold for in-house management is between 80 and 100 units, I recommend that investors focus on properties within this range for effective operations.

That might have the best quality of life component based on what you described.Not sure if you have a financial advisor, but I've found mine is incredibly helpful in narrowing down big choices like this.I hope it works out great for you!