With California’s tough landlord laws, I can see why you’re looking for more landlord-friendly areas.

•Downtown Orlando is a different play, with fewer STR-friendly properties but good mid-term rental potential.

Perhaps one day I'll get around to trying it again, and hopefully their interface has become more user friendly, but I was hugely turned off by them last time.

If cash flow is your priority, out-of-state investing in landlord-friendly, high-yield markets (Texas, Tennessee, Indiana, Georgia) is your best bet—use the HELOC for down payments and rehabs.

Seek to get an understanding of what they know about ADA compliant (probably nothing), present your case in calm friendly manner.  

That will be the best spot to meet an investor friendly agent in person or at least meet other investors in your markets that can help connect you to the right agents.

Quote from @Amir Portal: Hi friends , i Would be happy if you could guid me from your experience on where to start whit a strategy of BRRRR in DFW

You probably have a lot of friends or relatives with money to invest and an interest in real estate, but they have no clue what to do.

Sorry to hear about your friend, I have recently lost a deal because of similar circumstance, investor had a death in the family.

My experience with friends/some clients is get their numbers via whatever method you can and reach out via the phone.