Be ready for a huge amount of information at your finger tips.

Which means for those later asking, they won't get the kind of care of answer the earlier persons get. 

Looking forward to hearing your tips and sharing what’s worked for me too. 

Pick careful if you have college students when you move out. 

Quote from @V.G Jason: Quote from @Jay Hinrichs: Quote from @V.G Jason: Quote from @Jay Hinrichs:  ya again the cash flow is everything and I dont care if it appreciates or I dont expect the property to appreciate..

HI we are Canadians investing in the us we  invest in Detroit and toledo where we have great teams on the ground including trusted property managers who take great care of our properties.

As far as ESA animals, you cannot charge a fee, however, tenants still need to abide by rules as far as caring for their animals and the property.

Any tips on how to find/market to owner finance buyers that have brought you success?

There's quite a supportive investor community here.First tip: come to a monthly meeting of ORREIA (https://www.orreia.net/). 

There are a handful of gulf front complexes that still cash flow positively but you need to be very careful as to which complex you choose as not all complexes and especially HOA's are created or managed equally.