Miami isn't the spot, but Florida has several nearby markets where prices are ok, but you do need to make a conscious decision on the insurance costs and recent disaster.

As Waco continues to grow, which neighborhoods do you think are on the rise, and what indicators do you use to spot emerging investment areas?

Risk Assessment: Consider vacancy rates, potential repairs, and unexpected expenses.Once you're comfortable analyzing a few deals, you’ll be in a great spot to pull the trigger on your first property.If you need help with financing or want advice on what options might work for you, feel free to reach out.

Are there any tried and true/ industry standard sites, forums, etc. where those looking to avoid capital gains look for investment properties?  

Or do their job and come up with a new strategy to get qualified tenants in.I know quite a few people in the property mgmt, and there are certainly some great ones, but also ALOT of lazy ones, just like in many different service industries. particularly with larger companies with lots of employees

@Jacob Swihart Michael is spot on, I can't tell you how many horror stories I've heard from landlords who had agents give them terrible tenants just to get that commission asap.

This will help you spot good deals as you become more familiar with pricing trends and opportunities.

No damage except for 1 spot on the kitchen counter.

so the idea that you'll make a few calls, or spot a distressed property and sell it, and make a quick assignment fee... it's probably not happening.again, not trying to be discouraging, just realistic.

A Lot of turnkeys are going to these undesirable spots and its highly possible you'll end up with more liability with turnover rehab requirements.