Proof of concept seems to be a key part of your strategy starting off.   

The underwriting would be the key and some luck as well. 

The key to success is understanding the nuances of the market—different neighborhoods perform very differently, and having a strong team on the ground is essential.If you’re interested, I’m happy to share some resources on investing in Detroit and what makes it work for BRRRR.

Are you looking for "value add" options or turn-key?

You cant view a lot of FL probate dosuments directly from the recorders site but you can get the key people (petitioner/decedent) then combine with the case type (summary vs formal probate admin) then look through property records to see if  they own property and whether there are encumbrances.

@Michael Fucillo You are not jumping the gun at all.  16 units is still a lot to manage by hand, and getting a system that makes your day to day easier is going to be key to your own sanity. 

There is a growing trend of apartment owners investing in submetering systems for water as these have gotten more affordable.

Location is key (just like all of RE :-)I've done 2 STRs and did quite well, but I did everything myself...and had great locations for each.

@Brendan M Hornung If you purchased a subject-to (sub-to) rental property, filing taxes correctly is key to maximizing deductions and staying compliant.

Highly recommend (I require) collecting first month's rent prior to handing over keys.