But I'm open to other options.

Our goal is to me a more accessible luxury option for couples and families.  

Above and beyond the best first option would be to house hack, especially if you can do a house hack/STR in the DC area. 

I have house hacked 2 single family homes in Colorado Springs, moved out with both rentals cash-flowing very modest amounts annually, and am actively looking for the next property around Allentown, PA.My 2 options: Add to my portfolio and House Hack for the 3rd timeI know that house hacking will be the easiest barrier to entry around a big down payment, has the chance for a lower APR with a primary residence loan, and I am comfortable using this strategy as I have done it twice in the last 3 years.

What I do know is there are plenty of other markets in the Midwest (I have 9 doors across Memphis and Detroit) that will cash flow immediately and based on the data I'm seeing, has appreciated more than areas like LA/Seattle/Bay Area in the last 5 years.You also bring up airbnb which is a viable option to cash flow. 

Seller-financing is the only option for me as my income is through my LLC which isn't older than two years.  

You have many  options with that property you have, do not ever assume anything (like not doing the kitchen/bath and going STR).You need to figure out what you are comfortable with and what will make you $$.

So lots of options for investing. 

What are my options?

Welcome John, I would love to share some options with you here in SWFL.