I would be self managing the property because I know the area well, have local connections to help out if in a pickle, and could get there in a day drive if need be. 

Contributing to a Solo 401(k) or SEP-IRA can reduce taxable income, and Section 179 or bonus depreciation lets you deduct equipment costs upfront.

I say that because every decent legit place I know of in market, yes offers the option of doing just tenant placement, for self-managing. 

Direct buy? 

Tax-wise, profits are taxed at your ordinary income rate, and frequent flips may subject you to self-employment tax if classified as a dealer by the IRS.

There are programs to find solds so that would be a good idea but an agent can pull directly from the MLS.

Also, any guides, info, or direction would be awesome.

You can not call the specialist or doctor directly but their board information or business info will be registered with the state.

Not sure what direction is best for you but I can share how I started. 

I am actually open to hear about other areas in the states, but the general direction is Jacksonville at the moment.I totally agree about the partnership part.That is why I am working with one :) Are you thinking of buying in Jacksonville as well?