After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

Building can be a long process depending on the state and county you're in.

I got notice of trustee upon sale and I went to the county and I recorded the trustee sale.

Are they less or more competitive than Milw county?

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

I know the county was running out of rental assistance a few months ago.

Wait patiently for the tenant to buy real estate, then record the judgment in the county where the property is located in order to obtain your lien -- the balance of which has been accruing interest nicely in the interim.Anything else is a waste of resources.

I like the Punta Gorda / Charlotte county area, but I'm open to other markets. 

I also don't love that in a market where buyers are already having affordability issues, especially where i am (Orange County, CA) where most 30-somethings are already struggling to piece together a minimum down, they will likely be slapped with an additional cost in paying their own agent. even at 2%, on an entry level $1m home, that's an extra $20k most don't have.IMO, this just made our affordability situation worse. and i don't see it reducing home prices, i see it benefitting the seller to pocket that extra 3%-ish at a time of record equity building over the last few years. 

Consider exploring the surrounding counties around Lex as well.