You'd have to do the research locally, market by market, to determine who the players are.

I'd like to start with arbitrage since I don't have much to invest upfront and can scale faster and then pivot to purchases. 

The pref layer is a third party institutional player.  

You can check out this group to know who the players are.

Now rural counties and can be a little different but like Jonathan says every market basically has their players..

Many players will not have your best interests at heart.

If multiple people chose another house for the same reason or avoided yours for the same reason, maybe you can pivot a little to prevent that issue being a factor for future prospective renters. 

I know a few pro football players that had short careers.

Flipping well requires pivoting and agility.  

Meet the players.