And they execute their investment strategy/model (develop, resell, hold, etc.) effectively to generate a return and/or equity and make a living.

Over time, we’ve developed a strong relationship with the Housing Authority across various neighborhoods and ZIP codes.

It's our least developed beach.

Speak with the director of development (they're not always titled that way, so just ask for whoever deals with area developments, new construction, rezoning, etc.) to ask if they'd be supportive of your plan.

Wonder what they charge developers to access their capital resources.   

Tahoe isn't ideal right now as the local community is vehemently anti-Airbnb and the permitting system is challenging to navigate.

Flip to another developer looking for your zoning ordinances.

Yes they aren't ideal, but in DFW you're essentially using those costs to get cash flow for on market properties which does not exist anymore in DFW under the traditional long term rental model.

Ideally, if you can’t start in your town, try to choose the closest town to you with a larger population.

As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants.