For what it's worth, I tried to run your numbers using the proforma I use with my CFO clients and I'm getting an IRR (average annual return) of nearly 23% (see page 2): Kalamazoo Properties

Here's a link https://www.oregon.gov/ODA/shared/Documents/Publications/FoodSafety/ServiceAnimalsposter.pdf You're mixing things up and only looking on a local level.

I would also join every FB group for investors, from local to California, and post the package there as well.

@Mattin Hosh I work with clients that invest in the Memphis and several other markets in the South.

A close friend of mine in Houston once had a client who owned two properties across different states.With your North Port place being so fresh (2021 build) and on a canal, you’ve got strong appeal for folks looking to enjoy that waterfront Florida vibe.

I've shown clients/partners properties everywhere from Rockford to Kankakee, doing what I can to show them that sweet spot.  

I can absolutely assist…I am a Full Time Realtor and RE Investor here in Ventura County.I help the full range of clients buyer, seller, renters, investors etc. 

Accessibility and local knowledge above everything else. 

Help your clients write smart offers based on #4.

@Joshua ChristensenI agree with you that brokers are not experts in zoning, but this broker should have told his client to go to the zoning department to verify.