Social media, technology you can reach people anywhere instantly use it to your advantage don't take it for granted.

I also want to to start investing with my brother and father we are about to close on our first deal. we figured between the 3 of us we can save up for down payments faster and spread the risk as well.

The downside is that the Turnkey company keeps that spread between what they bought the property for and what they sell it to the investor for.

I looked multiple times and couldn’t find anything, but I just spent 10 more min looking everywhere I could via social media and found one!

This is a bit confusing because you stated:- The $250k price is close to the retail value- The house can appraise for $325kThese two statements contradict one another.That $75k spread could be the difference if it's a deal or not.

As a result there is a very real danger that hosts will be penalized, receive bad reviews on social media, and even lose their accounts on Airbnb/VRBO which could quite realistically cost them their businesses if no consideration is given to grandfathering in owners and hosts who are already operating more than one STR per lot, not to mention it seems fair to give owners and tenants a chance (as was mentioned) to recoup their significant investments (as one neighbor mentioned--her life savings) which they made under the existing laws." 

I have a GREAT PM and contractor but it's unlikely I'll have that in every town, my efficiency reduces if I spread out (with SFR) 3 concentrations of industry.

With my other projects I have put in closer to 60-80k out of pocket and netted 15-30k, which is why I'm disappointed with this spread. 

@Megan Heffernan Here is a link to the spread sheet system I was using before I jumped to the BP calculators.

Properties that have at least $500k spreads on them.