As well as high quality social groups for real estate investing on forums/internet sources.

Given our distance, new construction appears to be a promising option.

Yes, I was actually thinking of looking into the SBA loan options.

-STR / MTR-Section 8-Single tenant triple net-Other commercial RE investments such as storage facilities or RV parksThere are so may options and I'm at the point where I realize I know what I don't know, so I am open to any and all ideas.

You might want to consider other options, like teaming up with a reliable friend or family member, to navigate this situation.Getting advice from experienced professionals in the real estate industry can offer valuable perspectives and assistance in dealing with legal and ethical issues.

Who knows.Another option would be to buy a small parcel and slowly build a house with/for him and pull owner permits.Am I nuts?

I challenge you to find a legitimate source that any of the above statements are not accurate.

Now you may be able to find options with less points, but the only way you may be able to avoid those is by going with a DSCR option. 

Source a few contractors, walk them through the property, and ask them each for their best quote for a full gut renovation. 

I see they suggest offering the tenants the option of paying by Credit Card.