I believe that participating in these projects could yield substantial long-term returns owing to the increasing demand for centrally located rental properties.Suburban Residential Development: The suburban regions surrounding Pittsburgh have experienced a notable surge in residential development, driven by the escalating need for affordable housing and a tranquil suburban lifestyle.

Agents only allowed to present the material facts of the offer?

Scott’s materials offered by Bigger Pockets.

Sedona has gone CRAZY over the past few years ... investors have jumped in everywhere and driven the prices up substantially.

it was gone and all my marketing materials that i spent money on that had that google voice phone number was now deemed worthless.

In addition to keeping track of all your expenses and saving receipts I would track all of your business miles driven. 

The more material you replace (flooring, trim, drywall, subfloor) the easier it will be. 

If its a filp then there aren't any real "rules", it just depends on how you and/or your realtor choose to market the room (generally if it can be closed off, has a closet, and a window I'll call it a bedroom in marketing material).

So far I feel like the neighborhoods I've driven through have mapped fairly closely to this proxy.  

You are clearly very passionate and that has driven you to a lot of success.