However, there are downsides that should always be discussed, i.e. lower quality tenants, older homes, etc.

Got a 2 bed 1 bath property in California that has a AC unit in the living room and a wall heater (older home).

There are many online marketplaces, including BP, where you can post your properties.Aside from selling by owner off the MLS, which offers the greatest flexibility to make a "deal" with an investor, generally it might be best to work with a seasoned investor friendly seller's agent that can guide you through the process and potentially find an investor.

I would look at one of the older sections of town, Paxon (32254), Lakewood (32207/32217) or Lake Shore (32210).

Usually, they are older, rehabbed homes, which isn't too bad if the right person does the work.

Other times, capital is tied up (like 1031 funds or from a previous sale or expected bonus, or timing for w2 to season or 1099 self employed to season..) for a few months.

Doing the math, if a seasoned fix and flipper had a well-oiled efficient process and was able to consistently hit $50k per house (after costs and overhead required to go at that pace), he/she would have to do 34 flips in 21 months to make what we made on one deal.

Read through older posts on here.

If it's an older place and you can see something going out in the near future, then save more up front. 

You don't want a fixed rate retainer because depending on the seasonality of a property, you could be under cutting yourself and then other months overcharging the client.