As others noted, most municipalities issue future zoning maps which indicate the direction the local planning commission or equivalent wants to take their zoning and if your plans are consistent, that's generally a good indication as well. 

I have seen a tax attorney on YouTube specifically saying you can take a full year of depreciation even if you buy in December but all I see in the IRS publications indicates that you have to prorate based upon the time it was available to rent.is there a rule I am missing?  

That indicates price is the problem.

This is especially important when owning rental properties or managing flips because it minimizes your personal liability.However, many people stop at forming an LLC without considering the potential tax benefits of electing S-Corp status.

FHA does have the benefit of max seller concessions being 6% so if your realtor can negotiate for that it can really minimize your cash outlay. 

I can expand it if i desire, but it minimizes the size of the post.

The investors will be LPs, also want equal equity stakes down the line, even with less or minimal initial investment upfront and wanted to see if anyone has selling / talking points to justify that position. 

This indicates a strong market for short-term rentals.Revenue: The average revenue per available rental in Red River Gorge can be estimated using tools like AirDNA.

I haven't done a 1031 exchange, but may in the near future and the small amount of research I have done on it seems to indicate that some qualified intermediaries only do the intermediary task (hold your money while you close on the new deal) and some try to do other tasks as well, like facilitate you finding the next deal, etc. 

In terms of, acquisition costs, holding costs, renovation costs, and selling costs.I want to be able to minimize risk and not be surprised when some other cost comes by.Right now, this is what i've got:Acquisition costs:1.