The majority of the house has a lighter colored LVP which has unfortunately been discontinued. 

While there are project housing apartments that are not in good areas, sec 8 tenants were able to rent anywhere and with our rapid expanding and relatively cheap housing; they were renting in regular middle of the road blue collar neighborhoods.

This does involve more work and your strategy might adjust slightly but it can be a good fit if it's a bunch of nurses, tech workers, blue-collar etc...

I am a blue collar worker and Dad of 1.  

There's great hiking, walking, biking on the Swamp Rabbit Trail up into the foothills of the Blue Ridge Mountains.

Once the development phase is completed minus the last part which is pull permit for the build, you have a building blue print in your hand, you can send the site plan and building plans out to your local builders for bids on the build.

Granite also does, although the lighter colored granites have stained in some of my tougher C class rentals. 

Places like Blue River a town just south of Breckenridge that actually allows short-term rentals, some places in Silverthorne, some places near Crested Butte. 

Any advice on how to use OPM or thoughts on the Shenandoah or Blue Ridge markets would be greatly appreciated!   

I’ve read the blue (MREI) and red book (MREA) a few times.