The click on / locking type seems like what most investors use, but repairs seem difficult without having to re-do a large area. 

again, maybe you find something on the MLS that is mispriced, and so it works, but i doubt you'd be able to move fast enough to lock it down, since you're so far away. 

Can you put some reserves into a "lock box" type account that is your money but locked at escrow for up to a period of time.  

My first thought was sell to lock in your tax free cap gain.

You usually need to lock up the deal and get a lot of those things done during the process.Buying near your son's college would be a great idea if you plan on having him house hack there and manage or learn or use one unit as short-term or mid-term for when you visit. 

I've set a goal to have something locked in within the next 3 months!

I would be interested to hear from investors in areas like Arlington or Dallas proper where it has really locked down on STR regulations and hear how their transition to MTR has gone for them. 

If you are going to go with secured mailboxes you will need to contact your local postal office and tell them you have two new boxes that you will need to get "Arrow" locks installed on.

If there are multiple doors then I'd just lock it in a way that makes the door unusable 

There is a lot here that he needs go over, such as are you cashing out, looking to lock rate, is there pre pay, do you want community or agency?