I would suggest going to independent landlords and staying away from larger apartment complexes.

My 4 personal STR's are all in San Antonio did over $575k in 2024 and on track for $650k in 2025.I think you are generally looking in the right areas, but there are a few things to keep in mind:1) Stay inside of 1604. 

I also self-manage my portfolio, but I also live here and have the time/knowledge/resources to do so. 

I would provide the capital and otherwise stay passive, but hopefully grab better profits than private lending?

Speak with a local Realtor who knows the market, but also is knowledgeable about creative financing options.Good Investing...

Nomad sent emails telling the renters to move out (I was fine if the renters stayed).

With the use of VRBO, Booking.com and direct bookings can all raise your chances of staying booked and being successful.  

Previously though most of the MTRs stayed 3-6 months, so we've averaged about 3 turns per year, with about 1 week between tenants. 

Probably not a lot of advantage to small MF vs single family so I would stay open to both. 

Since the original mortgage stays in place, you only need to ensure the reinvestment equals or exceeds the proceeds.