I've been in a co-living mastermind for a year, but I'm curious how you set your business up.

Each county in the US has S8 rent limits per bedroom, set by HUD.

I know the work that goes into setting up a vacation rental. 

One of the best ways to engage with the community is to remain active in these forums (reading & contributing).Setting up keyword alerts is a great way to get started.All the best!

For instance - Easter baskets, Halloween candy, fun craft beers for St Patty’s Day, tons of options for Valentine’s Day, small tree and decor set up for Christmas, etc.  

Therefore, your financial freedom hinges on new companies continuously moving into the city, creating replacement jobs.Companies have many options when selecting a location to set up operations.

I know cold calling is how a lot of investors buy but how could this go bad?  

I am similar to @Benjamin Jones just getting started and looking how to set things up? 

That "pipe" is known as a Line Set. 

If you need income that'll be a certain set of options if you're trying to free up time and not be responsible for property management because you're planning to travel in retirement that'll be a different direction.