We've got brand new fourplexes in Salem (South of Provo) that are priced at a 4 cap and have many great features, including rooftop decks, cathedral ceilings, impeccable styling, many included upgrades, etc.

For example, if I were choosing a house I'd live in, usually one house just clicks with me vs the others, aka, there is certain styles of kitchen I like etc and certain location in a neighborhood( not facing the main road and not at the entrance of the community bc I don't like noise etc).

Both need furnishings and decor etc to get started as an AirBnB.

There's also Basic Bar and Pizza which offers more of a coal fired New Haven style pizza.

We fully furnished, decorated, and added a fire pit and hot tub.

Aside from that, what drives me nutz is the 40+ pic listings with the artsy-fartsy close-ups of things like the fruit-bowl on the stagged table, or some random decoration.......

This investment style is not geographically restricted, and once you build a solid base of repeat borrowers, you don't have to spend much time doing anything else but underwriting possible deals. 

If the seller is mailing in payments and has and old style coupon book...

Is it possible to lease and apartment and then short term sub lease or rent (VRBO style)

You can adjust the language to fit your personal style after you've mastered it.