The current rent is about the same, HOWEVER, I am confident that I can rent it for roughly $2500. 

So anyway he is stationed in MS  and was in contract to buy a home in Memphis and for the donation I give personal consultations for basically whatever they are interested in as long as its something I am confident that I know and understand.One thing I know and understand is mid west deep south rust belt cash flow rentals.. after having funded well over 2k of them for other clients and owning 350 of them personally.That all said he sends me the property and what he is paying and the glowing descriptions.. ( this was not a turn key provider)  So just a simple google search ( he had not seen it) so google street view.. 

But, basically everyone they ask that to started small, gained the knowledge and confidence, and equity to go for bigger.

Once you get that ball rolling, your options open up and your confidence helps you scale

Good luck, try to build up her confidence and please realize that your marriage is more important. 

Val can tell you - travel 2 blocks one way and things can change drastically.  

Find an area that will attract travelers and buy a couple of STRs, then refi and buy more.

There are plenty of owners and managers out there still doing well with second hand furnishings and providing the bare minimum accommodations to budget travelers or short stay tenants.Once you figure out your niche in your market this answer will reveal itself to you.The key to quality vacation rentals that are more of hospitality experience is in the operations and management.

In our area traveling a few blocks often makes a big difference, houses 14 miles away have no correlation at all. 

Get that first deal done and your confidence will increase exponentially.