Your target of 6% is in line with the local market for 5 units or more.

look up the local rules and see if it is something you can do. 

She put down a driver's license from another state while saying she had lived at the same local rental for the past 14 years.

Our neighborhood is desirable due to somewhat of a location hack (we are 1 minute away from Swimming Pen Creek then on Fleming Island for you locals), so we expect to be able to sell in 2 years and cap a 200k payday tax free.

I also follow the local Facebook groups around my properties, I’m in 6 towns so I follow about 10 groups.

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.

I think you could benefit from joining the local REIA to help get you started and network with other local investors, contractors, syndicators etc.

Use places like BiggerPockets Real Estate Forums and join local REIA groups to learn and meet new people.

So, you should reach out to some local land banks in your area (google search that term specifically) and see if any of them offer cash out loans on land. 

We utilized our knowledge of crash pads in our area and local property laws to help us reach our max number of occupants and earnings.