I'd just point out that it holds for other states as well.I would think in general states with less environment diversity would not have such extremes.    

To buy a BIG property today, you will need to take on extreme leverage, make a big bet, convince mulitple other people to hand you hundreds of thousands or millions of dollars, and then you have to be right, inside of a 3-5 year timebox, about your projections, supply, demand, expenses, and cap rates. 

I wanted to use the free "rehab estimate sheet" but it prints out with an extremely small font and gray instead of black.

Finding a lender in 2nd position on an investment property is extremely difficult in todays climate.

By best, I mean someone who works with out of country investors, knows the area extremely well and is well connected to local people - property managers, plumbers, handyman, etc.I'd love to connect and here how your search goes!

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Salesforce is a great product and is extremely malleable to cater to what you are going for.  

Short of specific decisions or clear law, the distinctions seem extremely vague, arbitrary, and a bit scary.

I am also extremely interested in getting into the market there in Sandbridge myself.

This method seems to make a lot of sense and extremely effective.