Some people seem to get locked in to one place they find, or a place a friend or family member is selling without really evaluating the available market.In a small town in East Texas I would think your biggest risk is a big player coming to town that can absolutely crush a smaller player. 

Do you have a CLUE how many big players still make a fortune wholesaling?

I think the best suggestion in this thread is actually from @Josh Young where @Shiloh Lundahl should seek debt partners.

Readers should seek professional advice.

Meaning you can spend the time traveling to the market(As we did for 18 Months once per quarter) or you can seek a reputable operator in the market you want to invest in and leverage their team. 

Hire only “A Players”.  

Is it something you're seeking or looking forward to joining? 

@Dawn MurrayI recommend you seek your own attorney in this as well - typically in these situations there is very little to go around but whoever gets the first lawsuit and judgment wins.

If you find someone giving you confused looks, seek a mortgage broker that helps investors.I'm not so sure how they would calculate income from short-term rentals.  

We are seeking joint venture opportunities with experienced developers who can see the value in this project and help us navigate these challenging times.As partners based in NYC, this venture was beyond our usual real estate development experience.