For fun you can see recently in Texas people going to jail for homestead disputes. https://www.houstonchronicle.com/politics/texas/article/lovi...   

Word of Mouth....asking clients to help you spread the word is so valuable.

I used to go to the sheriff sale and they would scoop up so many valuable lots and wouldn't allow bidding to the public.

1 Bed 1 ba condos can be difficult at times, making the design as unique as possible such as adding accent walls or expensive finishes throughout the home that matches your towns aesthetic/niche are valuable additions to smaller homes where you can't usually add a pool table or other amenities you would find normally in a house. 

Take a look at BP's blog where new articles are published every day: https://www.biggerpockets.com/blog4.

I have listened to many podcasts, networked quite a bit, and read a ton of articles - but at this point I am just overwhelmed/lost with what is the best route to go down today with the way the market is to cash flow because there are so many creative ideas out there.

First, your tennant is valuable, even if they are getting their deposit in at the last minute. 

I recently read an article about them in Personal Real Estate Investor magazine and it made me curious.

I'd be happy to connect and chat in greater detail if it would be valuable!

Recommend you read this article on trusts and step up basis.