I know building a reliable local network will be key, so I'm hoping to connect with experienced real estate team in the area.The military presence in Jacksonville catches my eye, and I'm particularly interested in properties that might appeal to military personnel and the associated contractors.

Current ownership was not local, and didn't have a presence anymore.

If you're investing in real estate out of your home state don't you have, at minimum, a Realtor, Contractor, Property Manager, Lawyer, etc. in the state where you're looking to create a local presence?

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I would suspect once investors digest the higher rate environment and some of the hurricane damage is moved inventory will settle out in neutral territory. 

Obviously you can maintain a stronger presence and level of involvement investing in properties near you.

However going into another state/territory you can find yourself reaching better results.

Additionally, the presence of POHs vs TOHs introduces further operational complexities and elevates overall costs due to increased maintenance and management responsibilities.However, without detailed information regarding the specific septic system configuration (gravity, pressure distribution, mound, cluster, etc.) as well as the system's age, historical performance, and required maintenance frequency, it is challenging to derive a precise expense ratio.

You make a great point about private lending having a long-standing presence in the real estate investment space, especially for short-term loans.

I'm looking to do a cash out refi on a duplex I have, but I cannot find any reviews online or much of an online presence for them.