The rental market here seems to be cooling and it's hard to pencil deals even if I rent by the room to achieve higher than average rents.

Best of luck on your journey—your approach is strong, and with persistence, you’ll be well on your way to achieving your goals!

A lot of my clients buying in FL are happy with minimal return but are buying for second homes, tax benefits, etc.I would stick with value add - with refi you can still achieve high CoC and a good equity position. 

Cons I would say are achieving financing.

I would rather you focus on finding a market that gives you the highest probability of achieving your goals. 

As you mentioned, it might be difficult timing the sales of each of properties where you can achieve a combined exchange (multiple properties into 1 property / or a few properties).Just a quick note that may be helpful - I work with a group of investors that can help with a combined exchange into a single property and will buy it back once you've found a replacement propertie(s) as the final destination for your capital.

This is often achieved with written documentation, such as a formal ROW request from TxDOT or other correspondence indicating that condemnation proceedings were possible if no settlement was reached.

.• The confidence to believe they can achieve financial independence.It’s amazing how small moments like these can inspire the next generation to think bigger and dream bolder.How are you involving your family in your real estate journey?

After one year of occupancy, refinancing into a conventional loan can remove PMI if you achieve 20% equity through appreciation or principal paydown.

Quote from @John Postma: Back in 2019, I figured a goal of saving for a year for each downpayment was an achievable goal.