If you have a 12 month lease with 4 possible 12 month extensions as a buyer, and a separate option with a locked in option price, you should have a reasonably good deal for yourself.If you put 5% down, make it out to a title company and call it "option money for lease option agreement dated "If you cut a check to the investor, and then want a mortgage orginator to recognize the option money as a deposit, the option money may not be recognized. 

Joe, I generally agree with your position, but you should also recognize that alternate circumstances exist and other folks valid arguments.

Online leases are fully recognized by the US government, thanks to the ESIGN Act (you can look it up for more information).

The opening of offices by some of the bigger national PM companies signals that they are recognizing the potential of these expanding markets.

If you consistently analyze properties, it will be much easier to recognize a good deal when it shows up.

I recognize that coastal invites a whole number of issues regarding insurance, so if we can keep the markets to "coastal, but not TOO coastal", that would be preferred.

I would also recommend reading the Wealthy Barber or another traditional financial planning book like that because even though you have goals and plans for real estate investing/income it is important to recognize the need for traditional planning as well!!

This might take a few minutes for me to explain but I hope this lengthy of a response will help  you in finding the right lender for you.Investment property lending has 2 main types of loans:  "Conventional" and "Portfolio"Conventional - I want you to think of this loan type of Fannie Mae and Freddie Mac (if you recognize those names).  

I recognize the opportunity to find the market and then use neighbors and enemy method to find people to clean and do maintenance and create your systems, but you still have to get down there to see the property and furnish.

A lot of counties simple don’t “recognize” the short term rental model yet.