One tip: focus on areas with year-round demand and check local regulations early—they can make or break a deal. 

However, private financing options are becoming increasingly popular for scaling portfolios.Zoning and restrictions: As you mentioned, regulations for short-term rentals, such as Airbnb, vary significantly.

Seacoast NH, for example, has some great potential with short-term rental markets (Airbnb, VRBO), especially in towns like Portsmouth or Hampton, but the regulations can be a bit tricky.

@Wiley Hood to be honest, with all the new regulations around documentation for cost segregation that has come out, I recommend having a professional do them.

Hoboken has stricter renting regulations than Jersey City.

You cannot go after them as for a regulation a+ offering is self attestation (meaning you are attesting that you are not putting in more than 10%).

STRs are an option too, but you’ll need to navigate stricter regulations in some areas.

You will buy a specific property, in a specific location, in a specific city subject to specific local rules and regulations.

Additionally, make sure you’re familiar with local property laws and any regulations that could impact your investment.I agree with @Jason Wray that you can easily find a cash flowing deal under 200k. 

Make sure you thoroughly know how the regulators view the way things are being done, before committing to a "creative financing" technique.