You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

There are challenges everywhere for different reasons -- weather, building codes, tenant culture, competitive market, high cost of labor. 

VA loans are the easiest loans to use with installment contracts since they were assumable, which means that with the interest rate being assumable, the lender lacks the basis of the interest rate risk under the due on sale clause.It's easy to check with the lender, just ask if the loan is still assumable.

I really love investing in notes, I got away from it for a while, not for any reason other than lack of time and I certainly want to jump back in as I need more passive income streams.

Marketing only on Zillow is amateurish, which indicates they may be lacking skills in other areas.If your unit rents for $1,000 a month, you are losing more than that because of utilities.

In the competitive landscape for real estate investor websites, the truth is low-cost SEO isn't going to get you deals that make you money. 

2) How often are they sending you updated rental comparables to discuss price adjustments vs making improvements to meet the competition?

Will probably lose the deal because of their lack of response and poor service. 

I agree but it is (although waterfront) about a 10+ min walk to the beach and all of the competition has it included unfortunately.

@Jasmine HuNot sure I would go to Memphis and don’t know the VA markets.I’m in Greenville SC and love that market - midway between Charlotte and Atlanta.Booming population, income, and job growth - not as competitive as the NC and Florida locations.As you note insurance costs are in issue in FL and probably in Wilmington too.To add some additional context, one can invest successfully in most markets.For me, knowing your market is as important if not more important than selecting a market.