I'm also happy to share access to a spreadsheet where I track Single Family, Multifamily & Rental Inventory for the Pensacola Market(Escambia & Santa Rosa Counties) each week. 

I’ve watched investors lose momentum by sticking to a single city’s slower regulations when a neighboring municipality was more open to new builds.

(particularly true for single family homes)  Tom and Aaron may have different experiences.  

Like "Biggest single family propetry management mistakes ever" etc

You can still find single-family homes in the $80k–$100k range and duplexes in the $130k–$150k range, even in C and C+ neighborhoods that are seeing steady improvements.

Diversification into multifamily also lowers risk compared to a single rental, as vacancies won’t affect your income as drastically.3.

You're right there that's not a single platform that does everything but I feel like Baselane comes close to it.

However, they approach financial health from different angles.The 50% Rule is a quick estimate that suggests operating expenses (excluding mortgage principal and interest) will roughly equal 50% of the property's gross income.The DSCR is a more precise calculation (Net Operating Income / Total Debt Service) that determines if a property generates enough income to cover its debt obligations.Deal example:- Class C middle class neighborhood- 4bd / 2ba single family house- ARV: 190k- Purchase: 105k- Rehab: 35k- Market rent: $1,400-1,525- Section 8: $1,475- Property manager: 10%- Taxes: 125 month- Insurance $1250 yr- HOA: $55 month- purchased and rehabbed with all cash.

Its more like 98/2 with an additional 5% saying they do stuff so they can get a piece of someone else's hard work while they have not done anything and live in their mom's basement.All that said there is value well over the cost for those who apply themselves to deriving the value. 

I'm just here to note that an LLC does not offer a single tax benefit, nor does it allow any deductions that aren't allowed without an LLC.