My suggestion would be to pick one strategy because they all work over time (direct mail, PPC, driving for dollars, cold calling, texting, billboards, radio), and don't stop that until you have consistent deal flow.Also, I highly suggest finding someone who is already wholesaling and get on their team! 

The costs on your vacation rental could be quite high, pushing any increased return far into the future. 

It is not going to be a high cashflow place off the bat but it seems it'll appreciate and in 5 years you could 1031 into something else.

Yes, this one is a unicorn and kind of a high PP, but this is a prime example of what works in these areas and will absolutely blow away other RE investments.this is not my listing.https://www.zillow.com/homedetails/2006-Thistle-Thorn-Trl-Se...

I highly recommend having a thorough conversation with your agent,  give them the above two scenarios in case they are not familiar with investors, and asking lots of "what if" questions. 

You can expect rates to START in the mid to high 6's. 

Read up on real estate syndications, and don't get scared off by the high minimum investments ($50-100K).

Do attorney find a property with loan/debt an unattractive target vs one with high equity?

I think you need to get a better understanding of what things cost in the area and if things are priced too high, you need to seek more quotes.

They will pay high prices to meet needs that are not income producing - they are shopping for a different product that is provided from the same stock that our income properties come from.2. having deep enough knowledge of the neighborhoods to allow us to recognize a good deal takes a lot of time.