If you want to connect buyers and sellers together get a license.New York has the most stringent rules for real estate.

Investors can fast-track their timelines and boost ROI, while agents can use these streamlined rules as a selling point to attract development-minded buyers.In Carlsbad, SB-423 projects are allowed in residential or mixed-use zones near urban areas, with 75% of the site’s perimeter needing to border developed spaces like homes or businesses.

Do a bit of digging, and you can find single-families in suburbs like Decatur or Meridianville that appreciate at rates above the statewide and nationwide average and hit the 1% rule at the same time.One caveat, though, is that most rentals in Huntsville proper probably aren’t going to deliver the cash flow you’re looking for.

If you're looking for cash flow (like the 1% rule) and amazing appreciation potential, I do recommend a market like Columbus Ohio. 

The STR owners have banded together and are meeting with the town as a group, and it looks like the town will adopt some STR rules allowing and setting guidelines for STRs. 

Asking in the correct forum will get a better response.Read the RULES!

However, just get in, see where you fit, and build over a decent pace where down the line you will be doing great.

However, the road block I face is getting to a point where I think it’s an “ok” deal (meaning it’s not fulfilling the 1% rule, but more like 0.75% and little to no immediate renovation cost/typically a new build townhome) and then I start to question whether I could find a BETTER deal if I just keep looking.

In addition, due to the 2 of 5 year rule there often is no need.  2) you cannot 1031 a property that has not been put into service to be an investment property 3) you cannot 1031 a flip.  

It's not hard to understand the disqualified party rules and prohibited transactions.