You seem like a very intelligent and hardworking person; I'm sure you can come up with a value proposition that is unique to you. 

I cannot invest in RE in those selected states with that custodian?

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I prefer to utilize a broker lender because they generally have access to more unique loans, however I do know some BANKS or credit unions have inhouse portfolio programs available that don't exactly follow fed guidelines, which may also be good options. 

I have each unit in the building with a unique rent rate, so even if the tenant does not have the teller enter a note with the deposit (they often do), I still know who the rent payment is from based on the amount. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

When I was ready to buy my first property I made a flow chart of everything that needed to happen from selecting a market right through collecting my first rent check. 

We're looking to build something unique/contemporary with of course elements of the local area (mountain town).

There's also a book by Marc Goodin that's helpful regarding planning, site selection, design and build info.

See here: https://store.biggerpockets.com/Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/usersSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: https://www.biggerpockets.com/podcastIf you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.