I currently operate in 10 different markets across the mid-south and mid-west. 

However, looks like there is a harsh line as far as what locals can afford and if you go over that, vacancy is high.Watertown, NY- I’ve seen many great multi-family properties in the low to mid 100s.

House Hacking, STRs, Mid-Terms, and BRRRR are all solid strategies to explore.

I might have a private lender referral that does rural loans in Mid-MO if you're interested. 

Have you looked at markets in the mid-south/mid-west? 

I'm currently pre-approved but my lender gave me a "mid-level rate" which I believe isn't my actual rate since I haven't chosen a property but me not being as educated on the behalf and thinking it was my actual rate I decided to rate shop a bit.

I'm looking to build around 700 sq ft 2 bed / 2 bath guest house primarily used for short to mid term rentals.

Is the mid term rental business that you have a 'rental arbitrage' business?

I primarily invest in buy and holds, but I do a little bit of everything including fix and flips, airbnb's, mid-term rentals, and wholesaling.

We are in 11 markets in the Mid-South/Mid-West.