Jacksonville and New Port Richey continue to show solid demand for long-term rentals too.

, and I want my operating cost to be less than 50% of the rental income. 

You can build your own team i.e. title co, insurance, pm, contractors, handyman,process server, lender etc.... or you can find an operator who can get you going in that market while simultaneously building out your team.Section 8 housing is a great way to ensure consistency with rent payments however not all tenant who have HCV pay 0%.

Currently, I am self managing all the operations.

So this is not something new, I've used Flat Fee agency before and I know how these guys are working.It' small shop operation, 3-6 guys, with 1 TC.

It blows my mind that you can actually start and operate a legitimate business in the US without telling the government (not the public) the name and address of the owner.

The issue I have seen with these types of properties is they could have two valuations - the value of the real estate which the structures will have little value and you have the land the other is as an operating business just like a bed and breakfast would have - real estate has value but it operates a business now you mention 12k / month but if someone also has to manage the property what is that worth and what would someone pay to manage a property like this?

Consolidation needs to cycle, with all infrastructure maturing to fully meet new size and facilitate continued growth.

Obviously if I held all these properties long term I could continue to 1031 from property to property and indefinitely defer long term capital gains.

A good rule of thumb is to keep 3-6 months of operating expenses in your rental account as a cushion.Once you’ve got that covered, you can start investing the excess.