You can find sources that have contracts for any given state, but you want to also know they are well vetted and up to date with recent changes in laws.

I handle St Augustine/Ponte Vedra/Palm Coast but can certainly help with Jacksonville and based on your goals there may be other opportunities to explore.To cover off insurance from previous comments, the market has changed and it is competitive with new carriers entering the market. 

Ensure the STR’s projected income comfortably covers new debt, even with conservative occupancy rates, and maintain reserves for market changes or vacancies.

I did some mobile home deals down there (4 total) and the change in immigration laws and the recurring storms has really dented the demand down there. 

We had an investment group willing to come in and zero-lot line a dilapidated apartment complex in Corvallis and give the tenants the opportunity to buy to help solve our affordability crisis here, but nonetheless, the city forced their hand by needing a half-street development after changing zoning that killed the deal.

Sometimes this happens as zoning changes over time but the residential use remains legal.

The teams changed though throughout the weekend because you were told to change seats.  

The fact that you are working with a loan officer who is coaching you on committing fraud, you may want to change your circle of influence. 

If it was mine, I'd fix those bathrooms up with real tubs and tile and different vanity tops and change out the kitchen laminate with something modern and I definitely wouldn't supply appliances.Would it work...

Lot of people excluding the most important R that differentiates a flip from a rental - the RENT part...financing generally changes if you don't have a tenant or lease.