A good mix of LTR'S is a very good idea so that all your eggs aren't in the STR basket.I like tourist destinations where STR'S are heavily ingrained and almost impossible to ban or regulate out of existence.

Other lapses include forgetting to include utility fees in a new lease which was previously discussed with the owner but the new lease got signed by an existing month to month tenant and was not shared with the owner before the tenant and the PM signed it!

We want to detail the responsibilities, capital contributions, profit and lost sharing percentages, decision-making process, have dispute resolution methods, and exist strategies.

She is essentially implying that these 1% rule properties have something very wrong with them or don't exist. 

Because the strategies of 10 years ago no longer exist?

I recently added a half bathroom out of existing space in a very high cost market.  

SFH under 200k, definitely exist. 300k for SMF as well.

They may take an interest.Some of those people might actually be more aggressive about enforcing existing laws.

This is not “student housing” in the traditional sense - even the vacancy risk doesn’t exist as it’s a 12 month lease / they work over the summer there, etc.  

Having said that, we also have many clients we use our systems and processes for crypto funds, buying existing businesses, funding startups, hedge funds, venture capital, and even non-profits.