There are certainly value-added opportunities in the city.

Quote from @Makani Donaldson: From what I understand, different islands or cities have different rules, and they are getting stricter.

This knowledge is crucial when planning co-living projects.Engage with Local Authorities: Work with city planners and zoning boards to advocate for more inclusive definitions that accommodate co-living arrangements.Monitor Legal Developments: Keep an eye on legal scholarship and policy discussions that may influence zoning reforms favorable to co-living.By staying informed and proactive, real estate investors can navigate the complexities of zoning laws and contribute to the evolution of housing policies that support diverse living arrangements.For a deeper dive into these discussions, you can read the full articles here:Bloomberg: Why Are Zoning Laws Defining What Constitutes a Family?

I fund land flippers in all these states and at your age I would be hunting down a parcel now U want to eventually move to...

I live in SoCal so if I wanted strong cash flow I would likely have to look out of state.

This is state by state as far as I have found.

I'm a digital nomad who purchased a 4plex in Carson City, NV a couple of years ago as a buy & hold.

You will need their advice on your state & local laws to properly proceed.

Don’t forget to pay your state of OH income tax, even on the formerly tax free money you are transferring out of NV in to a state with income tax. :-). 

None I could say with confidence without knowing more details on the borrowers experience, property type, city, and project numbers (PP, Rehab, ARV).