The Numbers:We specialize in single-family rental homes in the $160-250k range, with an average price of $170k-$190k.

Like in many other markets, only a minority of owners can get such figures (if they have a special property that they bought at a good price years ago for example) but the average buyer/investor will be sorely disappointed if he/she hopes to reach those figures.

Validate zoning, potential special or use variance, future zoning map, neighboring zoning.  

And I also realized that we would have to re-tool our operations, which are 100% specialized to the type of property we have.So you don't have to go bigger, unless you want to.

The mayor is investing heavily in bringing regional and national services to the city, which brings more specialized workers.

Depending on if you qualify for the special allowance for active RE, you may be able to take up to $25k in losses (unless you are full time in real estate and may be able to use real estate professional status). 

There are some lenders who specialize in lending for double closes and will basically send you the money for a couple days but I personally haven't done this and don't know what the charge.

Closer to home, you could look at military communities with lots of financially stable uniformed and civilian members eagerly looking for a nice place.

Congrats on getting an STR as well, my partner and I specialize in STR and flip investments in the area so we have a lot of local connections that could be useful for you. 

Please, anyone has done creative financing or know anyone who specializes?