the other reason wholesalers wont get licensed is the guru's tell them they don't need it and its legal in very state ( which it is not) and the reasons you don't want a license are as I mentioned the fiduciary laws.. 

I personally like Alabama and Tennessee a lot, depending on what specific area you're looking at.Look for Class B or C properties in stable rental markets, particularly single-family homes or duplexes.

Look up the courses taught by Justin Kivel, specifically the Pro forma modeling course and the real estate financial modeling boot camp.

Is there anything specific I should focus on during the due diligence process, particularly regarding title and document inspection, compared to a traditional sale?

Narrowing down the options will probably come down to comps and city/neighborhood specifics; things like permits.Any good suggestions for finding out how long permits are taking in certain areas?

There are some legal considerations as well as practical considerations 1.  

3) how did you decide on the specific city you chose to invest in?

I'm not specifically familiar with BP's deal analyzer (I use my own).

I'm specifically referring to PadSplit, a rent-by-the-room company/platform that operates in those respective areas.

None of us can give you legal advice!