I’ve had many clients do a traditional 1031 and then they feel like they have a gun to their head with the shot clock.  

There are many STRs that do quite well in the suburbs of major cityies Off the top of my head, I can think of one of the STRs we manage that is 40 mins outside of Dallas and it has a great occupancy rate.

We've been head down for 5 years getting started with this portfolio, just starting to become an evangelist for sober living now that there's some proof in our business that it's impactful and profitable.

Starting now, even while juggling school and your internship, will give you a huge head start.

Qualified applicants that get priced out of rapidly improving neighborhoods will move into these areas but it seems like they aren’t biting.High quality, lower income applicants aren’t stupid and they won’t settle.If you think this area is a losing proposition, I would think about selling and not banking on hope.In regard to vacancy, I don’t consider any area that has average occupancy (economic and physical) below 95%You might pay more for a better area but time will treat you right and you’ll make a ton of money in equity over the long term.

With the COVID-era surge in home prices, rapid increases in mortgage rates, and rents not keeping pace, it really has gotten harder to make these deals work.

It's a dishonest promise.If you are in foreclosure, it sounds like you are either there or headed that way,  what you are encountering is a "foreclosure scheme" they are illegal in most places and for good reason.

in my mind if your just talking 1 to 4 units  those should be able to be vetted in your head or on the back of a napkin in about 30 seconds..

It may feel like a kick in the head, but you're on the right track.

If foreclosure is what you want to invest in get a head of the game and focus on a target area and know if that HOA is a pain to work with, you might just find someone who wants to sell quickly to get aways from the HOA.