Regards,Colby  Hello @Colby Burns I'm a local Realtor (Fort Worth).

If you're intending to invest in a particular niche as a real estate investor, it's best to study that niche including the local supply and demand in your area before taking action. 

Focus on Education and NetworkingBuild your knowledge: Continue learning about different real estate investing strategies and market trends to make informed decisions.Connect with other investors: Network with experienced investors in your area to gain insights and potentially find partnership opportunities.    

Should I work with a local Architect to design from scratch?

I've signed up to my local GaREIA 2 weeks ago and already started networking there. 

I'm a dry sponge trying to soak up all the knowledge.

If it's a new regulation for big lenders, maybe try some local community banks. 

Quote from @Clayton Silva: I am familiar with the area, happy to help in anyway I can, a lot of stuff like insurance or tertiary questions I can probably get you plugged in with someone more knowledgeable on those things. 

Stable Cash FlowsSmaller markets tend to have stable, if not booming, local economies.

You must have excellent connections, industry knowledge, experience, and project management skills to achieve this outcome for those numbers.