I've struggled wondering where a desirable location would be for a tourist or weekend visitor would be.

I did a research and I saw that average per night its not high - I guess there's a lot of STR because there's 3M visitors year (Per google).

I think in these circumstances such items will be quite suitable to new fashion.

Carpet locally is gonna be about $20-25 per sq yard for durable stuff suitable for a rental, plus installation.

I am wondering if I should keep a similar script to that for first visit or do something different?

@K S. if you cannot find a suitable 1031 replacement property, keep in mind an alternative strategy is to seek a passive investment with bonus depreciation. 

Does anyone use any sub 2 or LO contracts in Ohio that have been reviewed by attorneys for suitability to this state?

These companies cultivate their clients over the years by finding properties that are suitable for the investor's goals, and the theory is that a successful investor will buy multiple properties over time.

I have not taken a trip there yet but there are pockets of good neighborhoods suitable for investing.

There are some across the eastern boarder from you that may be suitable.