Can someone explain this to me?

I would definitely refund all the fees they paid and explain why you are changing your mind.

For instance, I was looking at a property for STR in a town in VT and the realtor explained the town passed an ordinance preventing repetitive short term rentals of properties because of partying and noise violations. 

It explains the team that you should develop to have a strong foundation under you while investing remotely.https://www.biggerpockets.com/blog/core-four-real-estate-team

That's like saying you'd get a booboo if you got hit in the face with a Nuke.Yeah, that why I always explain to people that "PROPERTY" management is misleading.

I was hoping to purchase another investment home with 10% down (since we did that years ago in AZ) but lender explained that is no longer possible.

@Blake Choisnet I have a doc that explains an option using Islamic Financing. 

Can you imagine me trying to explain I need 30 afci/gfci breakers at $68 a pop, or an ERV & They bring me some Chinese junk from Amazon.Some trunk slammer bought boxes of duplex receptacles & the polarity was reversed on the screws!

Can you further explain what you said?   

You all need to go after motivated sellers, not just off-market sellers.FSBO are all about offmarket, but most of the time FSBO want market value.So to answer your question, and to be more helpful and of value than you think...here is what you need to do.Distinguish off market sellers, from motivated off market sellers, because this distinction in your marketing efforts will make ALL the difference when it comes to  results.Then reverse engineer your strategy based on the behavior and distinction of those motivated off market sellers.So if you understand what I am saying here... your question about "templates" is wrong.It is not about where do you find templates for off-market deals... your question should be, where do you find  motivated seller off market deals... because when you know where they are.. you don't need no stinking templates.You just need to explain how the process works and the result...well:If I had a mic, I would drop it right about now.Good luck my handsome feller!