Hey Stefano Vrolijk,Speak with a local mortgage broker and get pre-approved for a loan. 

so, good inventory gets snapped up by locals before OOS investors even get a look at it.

Networking, local meetups, door knocking, mailers, wholesalers, online forums specific to your area of interest.  

A single-family home or small multi-unit property can be a great way to dip your toes in the water.Build a Team: Even if you’re planning to handle most things yourself, having a good real estate agent, property manager (if needed), and a reliable handyman can make life so much easier.Learn the Local Laws: Pensacola is pretty investor-friendly, but it’s always good to know local zoning laws and short-term rental regulations if you’re thinking about Airbnb or VRBO.Run the Numbers: Make sure you’re clear on the property’s cash flow potential.

I'm local to the area you checked into on the post.

The pref layer is a third party institutional player.  

@Dan Geffen moved down there and knows the area well if you want to connect with a local investor.

There’s huge retal income potential if you nail that balance between improvements that wow tenants and improvements that merely look fancy but don’t justify higher rents.I’d also keep an eye on how your high end plan fits the local demand.

You need a local/state specific lease.2.

I recommend checking local crime statistics on SpotCrime.