You can be discounted, but one mistake on the job and you are done.I would first find your niche and go after it.

. - Since my 'niche' is short-term rentals my data points might be a little skewed but I'd guesstimate that half of the investors I work with are from out of state and the rest are from further regions of Oregon seeking a beach home that can usually also be an STR.

Foote, based in New England and excited to be part of this community.I’ve been in real estate for a while now, mostly focused on a niche that not many people talk about: recovery housing.

The market is technically rural, but it's a small town with strong demand for both real estate and rentals.Any lender recommendations or tips would be appreciated—thanks!

And especially to niche down in STR.....

That knocks out a ton of out-of-town investorsA lot of hosts fake the “primary requirement” thing, but they’re technically breaking the rules.

Unless you can find seller distress (bankruptcy, divorce, health, probate) it is pretty unlikely you'll be able to niche down that far to a specific builder.

Not in that market but the non traditional student you are talking about I'm sure is an interesting niche. 

taking a house from a distressed state to a comp rival in 6 months takes incredible knowhow, access to the technical skills needed, tackle all unforeseen roadblocks, and then pray the market cooperates while you hold a property for 6 months.For Hard Money Loans, you will need an LLC. 

It was a niche I formed and I sold a lot of property to those clients pier groups.