Pete) and have narrowed it down to finding a single family home with a pool in the unincorporated Bay Pines area or Indian Rocks Beach (note, it took a long time for me to get over my beach view condo dream in a popular area but HOA fees and restrictions helped!).

Because of that you are often restricted from selling one or two of the properties without posting more cash.

Most neighborhoods are newer with severe restrictions on rentals....same with Melissa and many places in Forney and Princeton, so you have to be super careful with that. 

The leads are fresh and I can start my mailing campaign early enough to get my marketing in the executors face before they decide to go the realtor route.

I assume you don’t want to live in a unit to try to avoid some of the restrictions. 

I’m just learning the market in Louisville and I saw they just tightened str restrictions.

The broker may not want you to do that or may have other restrictions. 

Just an opposing view from someone who did not have such a spectacular experience-- I was definitely on a long-term drip campaign with the Left Main sales team. 

So in house loans would give me less restrictions for me to be a little more creative.

The really profitable flippers I've known/talked to have all gotten very good at their own marketing campaigns.