They likely also did not understand that ODC’s new business plan is still heavily dependent on significant rate cuts and rising rents; two things I believe are unlikely to occur.

My advice is to first identify the market where you want to invest.Stuart - I heavily leaning towards starting the Buffalo market, with very specific zip codes in mind.

I am an investor, but also worked heavily in the insurance area.

From what your saying here your heavily concentrated, and that's risky.

There are a number of things that are affecting my ability to move forward, some more heavily than others.

However, comps are heavily amenitized -- something I think I would stay away from in the name of affordability. 

One of them messaged me back and said they decided to pay for a program (who heavily advertises on social media) that costs $15,000 to do flipping in the Midwest with a net proceeds of $10,000 to $30,000 (more if it works out well). $10k  before capital gains tax sounds like a huge headache - HYSA or some index funds would get that with far less stress I warned them about buying cheap properties and trying to do a renovation from 2000 miles away with no experience.

The current area we are living in is very expensive (Boerne, TX) and is a heavily deed restricted region.

There's plenty of people flouting the rules, but I don't recommend it -- at any time they could address their housing shortage by cracking down on STR heavily. 

naca you can google to see if they operate in your market.its a heavily subsidized program basically for first time home buyers and those who qualify income wise  ( income lower than the average income of the area you can make too much money and not qualify.)