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

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.

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

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. 

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

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.)

I invest heavily here myself and work with reliable contractors.Let me know how I can help!

I want everybody to see they can cashflow on heavily financed rentals in lower-cost areas of the country right now.

One of the major issues with Zillow is that their Zestimates often rely heavily on a price per square foot basis, which can be quite inaccurate.

There's people on this forum if you knew their background, they'd be heavily pressured to do a Q&A or get on one of those podcasts with that thumb-looking guy I forget his name.