This allows me to leverage my time and provide my clients with stellar service. 

It's coming b/c it is going to provide liquidity AND lower investment risk (decreasing cap rates and increasing property valuation). 

@Holly Ross If you're comfortable holding rentals in that price range Memphis would provide opportunities for you.

Demand is growing a bit and I think there is still a little room to go, but as I mentioned before there are a handful of big players in the market and they have a good handle on the deal flow. 

I see what the successful competition is doing and do that.I provide a great house, great location, great views and great amenities.

Let's not forget the liability piece that STR insurance provides in MUCH higher liability limits for incidents ON your property but also incidents off your property while your guests are staying there (like using a bike).

Providing nice affordable housing is so important!

Before diving into flips and STRs and investing in general, I would sit down and figure out what your skill sets are and where you can provide or bring value.

I can provide a lot of the infrastructure for the group but I need people to make this happen. 

But you're saving so much money that you can use a program that provides this service.