You just have to make sure you're using someone that actually knows what they are doing and not someone that throws it to a lender that specializes in Conventional Loans.

.- We also negotiate a reasonable completion date, depending on the Scope Of Work (SOW). --- Who gets all the phone calls and wastes time calming a tenant down because the owner's contractor doesn't show up as scheduled after they took time off from work or a 3 day job takes 3 weeks?

I’m not local, so I’m trying to get a feel for what it’s actually like making deals in this market right now.

In your situation there is actually another factor that may work in your favor.Only the proceeds allocated to the sale of the building can be used in a 1031exchange. 

Quote from @Treza Edwards: DCSR Loan Yes, but I believe they partner with another company to do the actual DSCR loan.

A reasonably good source is AVVO.com by zip code and expertise.  

My family actually have some properties in FL, and I have also researched this area quite a bit and I saw it might fit my strategies. 

Summit county (Akron) has a much lower sales tax rate (6.75%) than Cleveland (Cuyahoga at 8%).The MLS in Akron shows homes at similar if not cheaper homes but for a good reason.

The problem is, none of it is based on actual comps, and again, the word "cute" doesn't have anything to do with setting those numners.What you need to do is a full analysis of the comps for both rent and sold in your area. 

You don't have to give reason, you know what it is.