Regardless, you will likely be adjusting the expense base to reflect the tax reassessment (which you can obtain from the local county), insurance (from your insurance broker quote), property management fee, and usual repair/maintenance expenses/admin/advertising/contract services/utilities.

I can get 30y just under 8% currently from my local bank (7,300/mo mortgage for $1 mil). 

I have been shopping around in my Local area and some of the plots seem a little steep but they do have good location. 

Will you be wholesaling, BRRRR'ing, buy and hold, flipping, local or out of state, etc?

I’m not stupid.Real estate is local…

I hope to build enough capital to eventually invest at home.Thank you in advance for your response. 100% completely depends on local market.

Doesn't hve to be local - I am open to working remotely with the right person. - Tax planning for 2022 and future years - Want to understand implications of doing STR and material partcipation rules. 

Other good local title companies for off-market are EagleLand, Monument, and Investors.

You can find the deals, just have to be connected to the locals and walk into those units reeking of cat piss and say "Smell's like a deal, baby".

Creating uniform and basic minimum standards is going to be better than allowing local cities and municipalities to make all kinds of overlays.