My take on this discussion is this:Anyone can take whatever time and effort they want to argue that it doesn't / can't work (it does / can), or you can just do it and enjoy the benefits.It's not applicable to every situation - stop trying to force this square peg into a round hole.There's no "secrets", no "magic" to it.It's meant for situations where the way it works can help someone achieve their financial goals. 

While migration to Austin city limits has cooled, the surrounding areas are experiencing remarkable growth and present strong investment opportunities.In places like Williamson County and Hays County, fast-growing markets such as Cedar Park, Round Rock, Buda, and Kyle rank among the nation’s fastest-growing areas.

An acre you plant 435 seedlings on 10x10 grid.You both thin and trim down to around 60 trees per acre.Or 9,000 board feet per acre.Standing board foot is $.65.

Generally:Minimum size: Most jurisdictions consider a minimum of 70 square feet of floor space.

Your second property is either a highly leveraged property to round out. your 1031. 

I only give them a short time (usually 5 days total from the contract to hold) to meet for the lease signing before they lose their exclusive rights to the unit, so this prevents someone from dragging their feet after they've signed the contract to hold.Once the lease is signed, I take down the ads and send out emails to people in mid-marketing flow letting them know that the apartment has been rented but I will reach out if something falls through.

So I actually did start a review w/ BBB, and that's what kicked off the the last round of communications/promise the refund was coming last week, but now haven't heard anything since another no-update-update on Friday.

For example, I looked at one tri-plex that had recently been remodeled with two units being 2/2 @1000 sq feet renting for $2,000 per unit and the third being a 2/1 renting for $1750 asking price of $850K. 

Maybe you  can try a joint partnership with an experienced Investor/flipper and get your feet wet , you would be bringing capital to the table so I am sure many people would like to do that with you:)

@Ryan Duphorn  a  5 /2  and 1920 square feet IMHO isn't a good health care traveler accommodation unless you are in a area with a shortage of housing.