Splitting without SB9 triggers a mountain of bureaucratic red tape and meetings.

We are not a resort town though -- there is no mountain or ocean. 

Definitely a mountain view, that not all properties have.I would advise that you look for a deal, maybe a fixer upper.

But for a first deal, a fixer-upper townhome you hold and rent might be smarter lower risk, long-term upside, and room to learn the game.Focus on comps, off-market leads, and zoning, there’s hidden opportunity in mountain towns.

"They told me they're moving out", was my weary reply, anticipating the mountain of work ahead for me, to renovate their trashed apartment.  

If you're not aware, the Canadian stock market that was already doing well has gone parabolic thanks to the trade war rotating mountains of foreign cash into undervalued Canadian stocks (relative to the US).At the same time the real estate market particularly in Ontario and BC has crashed.

We 1031'd from a LTR in the DC suburbs to a ski in/out in the CO mountains (but not a major resort) two years ago.

Any interesting areas to invest in smoky mountains?

The previous firm where Brian Nelson and Patrick Nelson(brothers) where involved together has a mountain of problems, maybe SEC, FBI etc... but the public information there focuses mostly on Patrick and less on Brian/Versity as far as I can tell and that dates back to mid 2010sGodspeed!

You’ll need to grind through a mountain of rejections.Long-term scalability is tough.