If you have a marketable property and its listed these agents will contact you.

While @Phillip Austin mentioned Raleigh is a higher returns its just very much a appreciation market, you will not find rentals that cashflow, so depending on your goals its a good or bad market.

Any recommendations for free tools to do market research?

I get the dreamers wanting to pay to get into development and I can see in some markets this would work were its not so intense to develop but in other markets ( and I am sure the Guru just takes your money and does not get into  market specifics) 99% of the folks buying this will never do  anything with it.. it takes decades to figure this out or U need to be with a BIG firm that has millions upon millions behind them..

OTM = General, overhead/widescreen view of nationwide market tends.BPRE = Detailed ways specific people are making money in real estate.

Experienced developers, could you tell me how the process/financing works?

Regarding the HOA and CC&R's, the builder can make changes to the CC&R's pretty easily while the development is under Declarant Control.

By year 5 we had around 55 people.We did hire a marketing person but frankly marketing wasn't our strong suit. 

Plus, you already know the market, which gives you an edge.

What are some other emerging markets maybe with a bit lower to cost to entry for a BRRRR strategy?