just to clarify, when I say smaller deal i meant $1MM below and larger I meant $1MM to $3MM (what I'm focused on). so even at that larger scale (to me), i'm still mostly dealing with individual sellers instead of companies. 

We found littler, custom-package guys here www.helpsafestay.com, but we prefer to work with someone in person.

Assistant access is for individuals that are employed by the agent.

I'd prefer to be far enough inland to have a buffer against hurricanes.  

I’d prefer to stay in Ankeny as opposed to Des Moines.

Absolutely nothing in real estate is written in stone and even if you are basing your figures on the house next door still buyers are individuals and your deal has to stand alone individually.

I've been looking at REITs on an individual level, forgetting that there are companies like Vanguard out there offering funds with multiple REITs.

Awesome post, I hope many of those individuals who were on the edge actually took your advice. if they did they are looking at nice appreciation.

Also, if you are buying individual units you want to see if there is an HOA & learn how that will impact your investment.

Preferably finding distressed properties, fixing, and holding.