We want to attract higher end renters with  families. 

I like multi-family properties)

"I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2019") and then do it.

The way I got around it was I used my own funds upfront from my 401k then borrowed the money from a family friend after closing. 

If you get a BiggerPockets Pro subscription you get access to state specific landlord forms as well as things like pet addendums.

Friends, family, work contacts.

Someone who is 25 and single just starting their work career is in a much different place than a 45 year old adult with a family and entering peak earning years - so too someone at the end of their work career with kids launched and on their own   And then there is the opportunity cost to any investment decision.

My audience I was shooting for traveling nurses & displaced families

In rural areas, zoning is usually either forest, agriculture, or recreation, and often has minimum requirements of 5-10 acres per single family house.

I have retired and have virtually every toy I want, a nice family (child is graduating from UCSB next Month), and some good friends.  7 cars, boat, motorcycle, nice home.