I think the area is short on larger (4-5 Bedroom) homes that can really accomodate a whole family.  

It takes a lot of energy to thoroughly vet a deal and a borrower to make sure financing is secure.

When you start to get into larger properties, it can begin to make sense. 

For larger accounts with PMS integrations VRBO is a passthrough and we are the merchant of record. 

He is 69 and does not want to reinvest (1031 exchange), which leaves me having to make a much larger investment on my own to meet the 1031 requirements which is more than I’m willing to do at this time.

But it takes time and energy from internally motivated people who take responsiblity.

Leave the owners alone, when and if they are ready to sell, they will, and there will be plenty of lots to choose from on the MLS.I have no statistics to back this up, but in my casual observation after our fire is about 1/3 of the owners rebuilt their homes (some built similar, some duplicated exactly--big mistake, and some built better/nicer/larger homes). 

This could include new appliances, energy-efficient windows, or custom finishes.Clean and Declutter: Ensure the property is clean and free of clutter.

Considering the amount of time and energy I had invested, I probably could’ve made more working at McDonald’s over that time period.

You have the tools and mindset that work with larger scale commercial so I would network until you meet someone who may let you run some of their deals with them and see what they look like in person.