I actually think the points you’re raising explain why Mackay still represents opportunity rather than why it should be dismissed.On the local resistance point, that dynamic exists in every mountain town before it changes.

Can you explain to me what your reserve requirements are?

I explained that the tenant segment we'd targeted for many years typically has small children and will not rent properties with a pool.

They require your contract to be assignable or the buyer to be " [address] Industries, LLC", which is complicated to explain to a seller, especially if they have a good Realtor.

These owners care more about speed and certainty than price, so your ability to explain a clean and easy close is your edge.Another strong move is working closely with a few agents who focus on older or distressed homes.

Quote from @William Thompson: One thing I see every tax season is investors depreciating their rental property incorrectly — not because they’re careless, but because no one ever explained what actually gets capitalized.Here’s the simple rule of thumb:Your starting point should always be your HUD-1 / Closing Disclosure.Typically capitalized:Purchase price (excluding land)Facilitative acquisition costs tied to the purchaseTypically not capitalized:Loan costsOperating expensesEscrow items (taxes, insurance, prepaid interest)When everything gets lumped together, depreciation gets distorted — and that can lead to problems later, especially if you refinance, sell, or do cost segregation.Getting the capitalization right from day one makes everything else cleaner:depreciation, tax planning, and future exits.If you want a second set of eyes, DM me “HUD-1” and I’ll help make sure your property is properly capitalized.Curious — did you ever review how your rental was originally capitalized, or did you assume it was done correctly? 

Explains the whole process, provides checklist, algorithms and resources for many things.

I would explain that it makes a lot more sense to do a significant rehab when the unit is vacant and then rent it back out at a full $1200 or MORE! 

Can you explain why you believe only short termers can benefit?  

Would you mind explaining it more?