Less affluent areas that will benefit greatly from occupancy taxes and tourism may be a better bet.

It also can get challenging to set a price now to possibly buy in the future that the owner and you will feel is fair (with markets still appreciating at a healthy pace).You can also keep your eyes open for a seller willing and able to do a land contract with you (but there usually would want much more money down and likely want a full pay off in a few years, but can see what you can negotiate on terms).I agree nothing illegal about options/option fees in WI to my knowledge, but generally seem much less frequently used in single residential transactions than commercial transactions where due diligence and closing timelines may be very drawn out.

Single family home is what I have in mind for the next purchase.

Bottom line is there is no single standard method of determining square footage, so you’ll find that whenever several different people measure, you’ll get different measurements.

@Errol GrahamFor single family rentals we typically do not put into a LLC.

I invest in single families all the way to apartments and office buildings

Your best bet is to look toward the Midwest markets.

As others have mentioned getting parties to agree on a single place is the hard part.

A judge won't hold them responsible for a long duration lease it they break it but I would bet they will hold you responsible if you try to break it. 

-Laurent  Laurent, Unfortunately that neighborhood is almost all Suburban Single Family Residential zoning.