Currently, I am looking at Hemlame for local, I tried to use them for an out-of-state investment property, but the cost with an agent would end up far greater than a full-service property manager.The dream option would combine all accounting, bill pay, rent collection, provide eviction services, and maintenance coordination outside of normal hours.

Be careful when you select entity types.A pass-through entity in the United States, such as an LLC, may not hold the same characteristics in Canada.What market are you looking to invest in?

I am also a licensed EMT, and would love to provide housing for travel nurses, contractors, etc. in that realm since I can relate to them in previous jobs that I've had.I'm looking to invest in these states preferably: Georgia (1st choice - preferably near or south of ATL or in/near Savannah), Alabama, South or North Carolina, and Florida.

I had two real options, University of Oklahoma or Oklahoma State University.

Most of the tax experts who specialize in real estate work completely virtually these days.That said, a local CPA probably does have an edge if your state has state income tax and especially if your city has a local tax on top of it.

Majority of my clientele are out of state investors.

Pretty,  as others have stated here, the permitting process through the City of Cape Coral has been hindered by their ability to scale up their staff to handle the massive demands for all permitting including new construction but also anything else that requires a permit, home improvements, sea walls, alternative sea walls, pools and more.From your post, I can see that you are frustrated, and I believe some of that is due to not understanding the steps and processes of new construction, including what must be done prior to submitting permits.

Keep in mind that while there is an exemption to the Fair Housing Act.....most states that have a state level Fair housing law do not typically provide the same exemptions as the national law.

As a Mexican real estate agent living in Canada and with a presence in the United States, one of the most common questions I hear in the investor community is: "Can foreigners buy real estate in Mexico?"

If you're looking to invest out of state, I'd recommend listening to episode 1049 of the BiggerPockets Real Estate Podcast.