This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

I had success closing a few wholesale deals in Florida. 

Even though you’re not fond of DSCR loans, it might serve as a bridge to free up your line of credit for quicker flip-and-reno opportunities.I remember years ago, a close friend of mine was in a nearly identical situation.. from what I read in Forbes, he ended up with zero wiggle room each month.

Some of our borrowers are focusing on 4 bed 2 bath section 8 to push those numbers even higher.I pay close attention to 4-bedroom homes in Memphis for S-8 clients 

Because even though my prices may be higher on VRBO, I do still rank there - especially during high season when occupancy in my area is close to 100%.  

I generally look for two things: new homes on the market for sale are they being sold very close to asking price, with short days on markets or not.

But great location, has water, electric and water nearby, close to the highway.

(been working and succeeding since 2008 or before, someone you have experience with, good returns, close to 5yr investment?)

I plan to rent it as soon as I close.

You'll have a property manager do the management (so you being close to it is not needed).Yes there are risks for some people to go out of state but if you learn the techniques like I have, you'll see it's actually easier and far less risky.