Some great info can be found on the PropertyInvesting.com.au forum and Somsersoft.comI use to be quite active on these forums before I moved to the US.

If you’re active in California real estate or looking to break into the market, you’ve probably heard about Senate Bill 9 (SB 9).

Exploring AZ, TX, OH, and FL makes a lot of sense—those markets are active, and Florida, in particular, could offer unique opportunities with properties affected by recent hurricanes.

If your realtor is listing it for free and not helping, that's not much help since leaving you to screen tenants and run through leads is like asking you to perform knee surgery, you don't know what you are doing.All rental listings should get bombarded on Zillow Rental Manager and HotPads, etc in the first week so if you have limited activity, your price is either too high or the photos are bad and the copy about the place is bad.Use something like RentSpree from screening.

This is often more difficult to find but one strategy would be to talk with STR investors who are active in the market there. 

In each category, note how much you are bothered or stressed on a 1 to 5 scale, with 1 = not bothered at all and 5 = stressed out: Pain Points Stress1 to 5 Pain Points Stress1 to 5 Unit turnover Exterior maintenance Advertising for available units Deferred capital expenditures Tenant screening rules Plumbing or electrical emergencies Tenant selection / discrimination rules Mortgage payments Documenting move-in conditions Bookkeeping and bill paying Documenting ongoing conditions Taxes and insurance premiums Dealing with tenant complaints Risk of late payments or non-payments Dealing with neighbor complaints Risk of property damage or vandalism Mold, termites and rodents Premises liability Interior maintenance Evicting tenants If your completed table has mostly 1s and 2s, then congratulations—you are a happy landlord!

What ROI do you need to justify the liability and active nature of owning a rental property?

Most will never understand the hard work, sacrifices, risks, and stress that comes with building a successful business of 28 units from the ground up.

I could complete the main road in phases, build 2-3 at a time (could do more really as we have 15 right now actively being built but realistically not sure how fast it’ll sell.

I say this only to relate activity that sets off alarm bells, not to impugn what you are doing, which is better than 90% of what is hustled around these parts.