All a state level tax of this nature will do is further increase the exodus of high earners and businesses out of CA to lower tax states.Joe Rogan has officially announced he's relocating to TX from Los Angeles and bringing the whole podcast crew along. 

But if that just is not in the cards, then you need to figure out first what (if/any) STR regulations come into play as you go to that size, as some areas would end up classifying that as commercial in nature and you might have other things to manage with respect to that. 

Along with higher unemployment, this will naturally have a downward effect on apartments.

Steady employmentdiverse economy, not relying on a single industrylow acquisition costs, high rents price to rent ratiolow taxes, landlord friendly (red states)low risk of natural disasters (low insurance costs)net in migrationhigh house hold incomegood schoolslow crimegood public transportationwell designed urban planaccess to amenities (starbucks, restraunts, nigh life, culture, hospitals)

Nature of the game.

New roof and water heaters.Dayton, Ohio is on the uprise for growth. due to the devastating recent natural disasters, the city is forced to revitalize its neighborhoods. this is a great opportunity for investors to partner with communities and assist with this process.

If one said, "Well, I'd rather be wrong to my benefit than to my detriment" and underwrites no tenant turnover, they might turn down an opportunity that's actually fantastic given the natural rate of tenant turnover.

There are some pockets in the broader OKC MSA that you could check these boxes and be more speculative in nature if you're into that sorta thing.Be well,

Show her a bigger world that costs more money and time to enjoy it and it will be a natural progression.

I know my question is broad in nature, but I'd appreciate any advice about who I should network with (private financing, trustworthy GC's), common mistakes made, often overlooked details of a house's condition that could sink the investment, etc.