DM if is you want to talk other options.

Thank you all who responded, I plan on spending some time driving the neighborhood and talking to anyone at the local coffee shop who will talk to me. 

In particular the part where I talk about market, is important.

They listen to what you suggest and continually improving their software and processes.

The rental market conditions are slightly tight, indicating a healthy demand for rental properties.Student housing continues to be an attractive investment opportunity due to its recession-resistant nature and consistent demand.

I have a friend that is talking about joining Pace’s community.

if you go to a meetup and talk with a friendly PM in a networking setting, they will probably be willing to share information.

Quote from @Jed Butikofer: OK, now we're talking!

That being the next "big" city along the interstate but you are talking about smaller cities even further south than that.To attract more interest, a higher population and greater economic or job growth are necessary.

I’ve got a lender who is a problem solver and loves geeking out on the minute details of these problems (it’s what makes her a great lender) and she could be a great resource for you...she’s put together condo conversion workshops with experts all talking about their components.