More than what I could get on the open market.  

I met with fellow investors & agents in these markets. 

Stable demand, in retiree market - yes, but also in several other segments: professional working remotely, new Americans. 

The homeowner insurance market right now is a dumpster fire with carriers refusing to write business and creating incredibly tight underwriting guidelines.

pretty warm right now, biggest problem is most of our inventory has been bought so we are waiting on more multifamilies to hit the market.

I've found too many CRE owners overpay in a hot sellers market (much of the U.S. ) with a 1031 exchange + take on too much debt, since this is what they are used to and maybe the only strategy they know.

It had 22 of the 25 lots occupied but we'll be fixing it up, filling it up, billing back water and raising rent up to market.

This is assuming the way you notified the tenants of the new rent was considered legal notice in your market. 

If property is done right even in todays market you can hit 1% rule and attract very desirable college students.

Find a market you really believe in.