@Alec JacobsI often recommend Relay to my clients.

Do to the state mandates that require 100% reserves in all categories, combined with the rising cost of their neighborhood insurance policy, my strong recommendation is you find out what further anticipated spikes in association dues & if any possible special assessments are looming.

Just be transparent with the sellers that you are licensed and for good grace recommend they use a realtor on their end, although not necessary. 

I like to always recommend that you choose an agent who is also an investor maybe a few years ahead of where you want to be.

Any advice or tools you’d recommend would be really helpful!

I recommend renting it as a 4/4 and being clear about the set up. 

I would recommend against being the GC unless you are confident of doing more than one effort.  

If you're looking for a more landlord-friendly market, I personally recommend Columbus OH.

I would highly recommend talking to Jeff Weller at Coast 2 Coast and Fernando Corona both are also PadSplit hosts but we're some of the first expert lenders .

My realtor recommended SDIRA Wealth, a company known for its high-volume new builds every year.