So having said all that, properties that attract high quality tenants (location, location, location) cost more and have lower returns.

Almost 0% of land investors will meet a buyer at the property, we buy all across the county and it's not a good use of our time.Lastly, on service, he really should return calls, and get in touch as soon as a down payment is made, or have a better "thanks for paying page".  

Do you want to buy yourself a job (fix and flip) or do you want something that is a "little" more hands off, and just want a return on your money?

The high down payment is necessary so that the DTI ratio is within the range to be qualified for a conventional loan. 

(kinda scary to be leveraged at such high LTV) (right?)

If you're in an area with high demand on contractors you'll probably pay a higher per sf price than in some other parts of the country for a new build. 

In the long run the demand may fall off a bit as the prices may get too high for travelers and they will seek cheaper vacations. 

Once the urine is in there it seems to cause future pets to also "go"I am interested in the Reno area, I have been there many times, in public but did not notice a lot of dog owners , at least compared to Bay Area or central Oregon where dog ownership seems high.  

I'm at a 0.99% return right now overall on my properties so I think you are in the right place.

I live in NC, I'm 41, my wife is a high W2 earner, and we don't plan on touching this money for 12-15 years.