Plus with the prices of land and construction nowadays you would likely be in jumbo loan territory, meaning higher rates, and down payment requirements.

Strong military presence, strong rental market.

In our area Walgreen doesn't have a presence, but there are Rite Aids across from CVS. 

But despite it being a small town with a proportionally large military presence, I'm not seeing any mention of assumable loans on listings.

I am not saying it cannot be successful, I'm saying you're not the only one's these agents are pushing on.I'd target true destination spots, without a hotel presence, and be ready to weather the storm with the volatility of STR.

The only legit reason is if they use educating and mentoring others to raise their connectivity, presence and profile.

2- Have you created some kind of online presence so people can look you up to see if you are a legit business?

Locking up properties that will be hard to sell are a punch in the gut for the sellers so you have to step back and think, are these worth locking up or would the seller be best served listing with a local agent and getting out, without you in the middle.It sounds like these are ancillary to your territory and usual buy box and that usually means you don't need them.

I mean say if I include in the lease contract something that says "any rent later then the 1st of month shall be considered violation of this lease and this yearly lease shall simply become a weekly lease (as weekly leases I read only need 3 days notice to evict) from when a 3 days notice is automatically needed to be considered with per day penalty being $100 if not moved within 3 days of non repayment of rent from the date of not paying (due date) the person's presence on the property shall be considered illegal and will be treated no less then a violent intruder".

However there is a large construction, and real estate presence around here.