You'll gain valuable insights into evaluating deals, financing, and managing properties.Local NetworkingPlug into local investor meetups in your area, the Pensacola area should have tons of groups.

P.S; We live in Wilmington NC so both markets would be "long distance" P.S.P.S there are no reasonably priced multi family properties local to us.

And you are local!

To get started, connect with a knowledgeable real estate agent and lender, practice analyzing deals, and network through local investor meetups.

So, let's try some local real estate meetup groups.

Using these parts of local zoning can lead to potential deals.  

Here's a link https://www.oregon.gov/ODA/shared/Documents/Publications/FoodSafety/ServiceAnimalsposter.pdf You're mixing things up and only looking on a local level.

I would like to see what the local tricks and tips are to protecting ourselves as landlords in California thank you my name is Ryan have a good day

*I know the markets really well even better than some local agents.

They will see a large pipeline of local deals, and they will buy some as rentals, flip others, and flip the contract (wholesale) a handful where it makes sense.