So it is only a good RE market if you do one or more of the following:1) you can get alternative financing2) buy significantly below retail (meaning not on the mls)3) can do a value add4) can be more patient than I am.   5) alternate rent models.  

A few high level points to keep in mind:- As Whitney said, you don't 1031 into an OZ Fund, but invest in the fund as a 1031 alternative.- Unlike a 1031 exchange you only have to invest the capital gains from your sale, rather than the entire amount of the sale. 

Correct that it's all dependent on the broker's choice and how they want to operate.

These days buyers have choices. 

This certainly does not imply that there are not markets where cash flow is possible or that cash flow is not possible via alternate financing, low leverage, alternate rent models, value adds, patience, etc.best wishes

It's near impossible under 600k and even those would be 203k loans most likely with rehab, depending on your neighborhood choice.

Actually most people who have vacation homes out there come from Atlanta or Charlotte and are just looking for mountain getaway alternatives to Blue Ridge or the more expensive places in ski country like Beech Blowing Rock Linville Sugar Mtn etc.

I am getting closer to narrowing down my choices but I feel like I am all over the board with my decision making.

You'll need to qualify for income or potentially use alternate loan options.

And most importantly, would you make the same choice again?