I’ve heard of Buildium but haven’t cross compared it to other platforms like Cozy.

I know to be protective you would need some form of entity, but are deals done around the country without forming an entity? 

Tenants have been cooperative and we haven't had any hiccups since the sewer line (fingers crossed)Another big lesson learned from the property has been that small mistakes can be way more costly on SFH because there isn't more cash flow to split the costs and all SFH are on there own systems.

We are finding a lot of properties (especially duplexes), but the thought occurred to me, are tenants paying their rents with eviction moratoriums in place around the country?

The appraiser could just be backed up with appraisals and just yes'ing you to buy time, its happening across the country.

Growth/med income combined with lake and historic district it is 4 rental market in the country.

Google portfolio lenders in your area and around the country.

You are going to a market where the price points will be very good to accomplish this compared with many other metros around the country in my opinion.

So if you are not cash flowing now, you very likely will in a year or two ESPECIALLY if willing to put some sweat equity, creativity, a bit of money & time.Advice from other areas doesn't apply here so well - we are almost a different country with different concentration of realtors; investors; and CASH buyers (either 1st or 2nd in the country - consistently).As you stated yourself, almost everyone knows they are sitting on gold...

some of the best fundamentals when it comes to risk maintenance and prop tax's in the country plus short direct flight and a fun place to stay .