I feel like I’m missing the bigger picture of what makes a property a great investment opportunity.If anyone could share some pointers or insights on how to identify a “good deal,” I’d really appreciate it!

They don't even sell courses.So, Licensing Experts definitely aren't a guru. 

The most common is leaning on your agent for their expert advice.

I worked with an expert STR agent, Troy Nowak, who guided me through the purchase and negotiation process.

Tax accountants, investor friendly agents, 1031 exhange experts etc.

Are you looking for guide and advise of an expert on the market or a pass through agen?

Educate yourself, become expert, then make decisions from a place of expertise.  

Quote from @Casey Wilson: Hi there, I was wondering if any Detroit-metro experts from the PB community could offer advice on what areas in the Detroit-metro area might be worth exploring for rental properties (ranging from single family homes to 5+ unit apartment complexes).

Do this quickly because some counties have a time limit on when you can appeal.I recommend you research the market for:- Comparable Property Sales- Condition of your property, including anything that may affect your property's value- If you are really serious, an expert appraisal may be worth the effort.

Im not an STR SME - I would check with Mike Savage and Dan Rivers - theyre the local experts on STRs.