Pace has built multiple income streams that appear to be helping investors, but are really designed to make money for him.

if the timber is merch  you should get a mill in there to bid on the timber.. hire a logger.. profit you use to knock the stumps out.your civil engineer should be giving you a preliminary cost to do infrastructure normally they will do these for free since they will be designing it all.. they would be the best bet anyone on line is simply  a WAG  

I love the place, I've been renting out the units and getting steady income just as they were designed to do.

Opportunity Zones are designated distressed areas where long-term investment and development are encouraged.3 Reasons Why You Should Invest in Opportunity ZonesDefer or Eliminate Capital Gains Tax ObligationsWhen investing in Opportunity Zones through a Qualified Opportunity Fund (QOF), you have the potential to defer your capital gains taxes.

You don't buy it for a designated hospitality purpose.  100% agree here.

Flood way designation?

5) How much revenue are the top 3-5 places similar to yours doing in the area, and could you beat them with amenities, design, location, etc?

Wynd detectors are usually good for air quality, their effectiveness specifically for detecting marijuana smoke can vary, as they aren’t designed solely for this purpose.

If you feel you really want something more special for a nicer flip or something, get a design consultation from someone local who can give you a whole color scheme for the house that will make things pop. 

I do like real estate, I have a great eye for design, but would hate to have to evict someone—that would be my worst nightmare, so I’m not sure I’m cut out for being a landlord (although I would fully anticipate having a property manager)Is option #3 a far inferior option compared to keeping our expensive house in expensive city as a rental and only having to deal with one property that gives us great appreciation in 10 years ?