Also, in the 350 unit and up the market is not as crowded (it's harder to syndicate large number of units), so less players means less competition, less competition means lower prices)As to the question: Can you charge more for economies of scale?

Across the mountain, Massanutten is another great STR market (ski resort).  

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We are hoping to find a place that can be used both in the summer (we are considering a lake house) and in the winter (within 30 min from a ski resort).

As a last resort try googling "Texas private money note" or a couple of variations on that search term.

I’d look at what the more active players do and copy that format until you find your own voice.I personally won’t buy a property unless I get eyes on (not anymore at least) and I think youll want to get comfortable pre communicating with your seller that you’ll bring a potential partner by to take a look. for all you know, they are a potential partner!

I suggest you resort to what wholesalers do to get inventory.

In commercial, institutional players don't touch deals sub $20M due to the lack of scale and unfavorable financing (many banks, debt funds and lifeCos won't lend on small deals, or would offer bad terms and full recourse loans).

For instance, in Florida resort areas (I assume) condos would perform well, I'm not in the Florida market.

Ideally, you will also have a highly capable handyman in the person of yourself or a partner who could step in as the "general fixer of last resort" when stuff gets ugly.Waiting until the time is right is not bad, even though it's frustrating watching deals slip through your fingers.