Tampa has a lot of value-add opportunities in gentrifying areas where you can snag deals that balance growth and stability.

These places can still appreciate and you can check each city's popuplation growth or decline on https://worldpopulationreview.com/.  

But the answer for everyone may differ.Here are the personal attributes I see in those able to achieve a higher than market ROI, enough higher to be able to “scale”.1- Knowledge of real estate principles, real estate law and real estate finance2- Minimum 3 -5 years full time, or near full time experience directly related to real estate investing3- Ability to utilize technology for increased efficiency, capacity, and accuracy4- Excellent hired legal counsel and excellent hired marketing help5- Established method(s) of obtaining consistently high QUALITY deal flow6- Ability to manage and choose people who are NOT employees: Attorneys, Appraisers, Mortgage Brokers, Real Estate Brokers, Title Companies, Surveyors, Marketing Specialists, Accountants, Contractors, Consultants, Property Managers7- A VERIFIABLE track record of success8- Ability to identify, analyze, and negotiate a deal that can be “worked” for “enhanced” ROI9- Some type of competitive advantage; for example for me it’s my ability to analyze and identify mortgage loans that are actually less risky than all other lenders believe (on the investing in debt side), and on the real property side it’s my ability to analyze”pull the trigger” with LESS information than other investors need,  combined with the ability to pay cash, or raise significant capital almost instantly as well as being able to obtain loans at the lowest prime customer bank rate with no recourse or personal liability.  

I've heard too many stories of investors purchasing homes for STR use, only to find that they lose their permit or the ability to transfer it when they sell.

I’ve been considering working for as a acquisition manager for a  wholesaling company, as I believe it would help me develop skills in property analysis and enhance my sales abilities.

At this point, I want to save anyone else from experiencing the loss of money and loss of confidence in their ability to judge and trust 3rd parties.

Having used both, I would go with propstream if you're looking for a solid data platform, and are investing significant money into other systems as part of your business and its growth model.

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

If we rent to own, they are OK, but we cant refinance because we don't have the deed.Are there any unique scenarios to help us get the property for little money out of pocket, we have the ability to have the deed and refinance, and the sellers are able to 1031 at their leisure?

Done right just the first house will give the owner the ability to retire for life after the mortgage is paid.