Instead it looks like a sales pitch that is targeted to unsophisticated investors who are new to the space.If that's actually the situation here than these deals generally have multiple things I can't stomach and is an immediate red flag for me.2) AAA Storage growth: At one point I was interested in this sponsor because of the claimed full real estate cycle track record with little to no money lost.

There are a ton that solely focus on those specific markets. ( they do meet-ups, etc. )WOW, AI?

Once you learn how to generate leads, marketing, negotiating, etc you can go be a solo agent.

Pensacola is a great market for investing and the number of properties available right now is up so there are actually some on market properties with potential. 

I have met a few folks recently who are active in that market and I am planning on following up and seeing what their experience has been.

On the business management side, I've invested roughly $10k into the systems for financial and operations through courses and consultants.A great Facebook group I'd recommend Remodelers Community -- I know it says remodelers but this group has a resource called the "remodelers vault" where members have pitched in their resources like contracts, cash flow trackers, QC checklists and more that are invaluable starting out as a residential GCBest of luck, you got this

Are there wholesalers in your market you can ask if you don't want to talk to a lawyer for some reason?

In my market, I only have one vendor qualified for appliance warranty work, and the warranty companies paid him half his standard fee for each service call. 

You can contact some local property managers and get a better idea of the rental market.

My units are rented but one tenant is month to month and under market.