Third, I am planning on using an architect but I am wondering if there is a company I can get plans for a better rate then paying an architect locally.  

On top of that, there is a decentralization of office space as well meaning that workers are no longer required to work and live in the same place for the most part.  I

Third, research local market seasonality, to maximize rates but also understand if you do shorter stays are there certain times in the year you will get large vacancies. 

In the Columbia area, you do not need an on-site manager but you do have to have a responsible party within an hour or so of the property. 

I’m buying my third investment property, however, my offer was with no contingencies (no inspection report).

You would defer a lot of taxes, have a spendthrift trust that would protect your family long after your grandchildren are gone and you could earn substantial returns on the loans you make which would be serviced by a 3rd party company.

My only issue now is finding this third property to move my family into.

I am not sure if they would be more willing to benefit the seller or if they would have both parties in mind.

We are late to the party as far as real estate investing goes.

Plan accordingly with detailed leases on parties, number of occupants, no smoking,  quiet hours, etc. so it doesn't degenerate into a frat house.