Swimming pool filled with wooden marbles, and here I come and I throw 3 steel marbles inside the pool and mix it up real good.Then I will tell you this: "Your mission is to find me the 3 steel balls".Now this is what you all are doing.You plant your butt next to the pool with your legs in the wooden marbles, you pick one bacll, inspect it, is it a steel ball?

BRRRR or flips or a mix of both?

@Carlos Ptriawan to add to what you’re saying, if an investor has a mix of properties (great ones and lesser ones) and they are looking to streamline, they could sell the less desirable ones, pay the gain taxes, and use the proceeds to pay down/off the loans on the most desirable properties they want to keep long term.

After failing to find anyone even remotely interested, I posted the deal on Craigslist and found a very sweet family who wanted to buy the house.

Build a solid foundation before taking a step up - each and every step of the way.There’s a way to scale recklessly and there is a way to scale safely.When OPM is involved safe is way better than reckless.Despite a life long career in RE, I scaled as followsBought a few duplexes for my own accountBought a fourplex for my own accountBought 12 units as a JV with some friendsSyndicated 43 unitsSyndicated 30 unitsBought another 12 units as a JVSyndicated 281 unitsThis was over a 3 or 4 year period.and so forth - now I am GP in close to 1000 units with $125M AUM.Even with all that, my sweet spot is 30 to 50 unit properties - they work best for my partners and I and more importantly our investors. 

With the exception of some small markets in the Southeast, places like Cleveland are the only major metro areas where a regular investor can find cash-flowing assets with a mix of appreciation. 

Though I have purchased some with a mix where 330+ days a year, people parked in the driveway and the street except when there were snow bans, but there was enough room to fit everyone in the driveway/parking lot, and that was a hassle to deal with some days. 

Here's a link https://www.oregon.gov/ODA/shared/Documents/Publications/FoodSafety/ServiceAnimalsposter.pdf You're mixing things up and only looking on a local level.

I have a mix of long term rentals and STRs and rent some of my STSs mid term in the off season so I am happy to share my thoughts and experiences with each strategy in this area.  

Our immediate plan is to get some STRs going and mix in some mid or ltr, and in the future a few other possibilities to bring in income.