So I have been researching other areas, which of course takes longer because I'm not just running numbers but looking at true vacancy rates, unemployment, job growth, local industries, etc...

Im looking to build relationships and also understand how to stand out compared to other investors (especially those new to the industry).

That's a good idea with the gigs, as that would help get a foot in the industry.

Negotiating major improvements/repairs, allocating commission towards closing costs, using industry connections.

It's the biggest and most diversified commercial real estate fund out there (by commercial real estate asset class, geography, and position in the capital stack), invests in core plus which has historically outperformed value-added (which is the typical strategy of most nonaccredited funds) and has the best withdrawal terms in the industry.

I have been in the automotive industry for most of my life and I can tell you with 100% certainty that there are more dishonest mechanics costing you thousands of dollars in unneeded vehicle maintenance and repairs (especially from the "Dealers") than insurance salesmen are costing you in misrepresented life insurance.    

The local economy is supported by a university and agriculture, two recession proof industries.

I want to do small mutlis, mid sized, and industrial and I am also someone who always question himself so I analyze everything to the core.

Also, when it comes to financing, what is the industry standard for STRs in that area? 

They are not real estate people so I need to be the "industry expert".