My first question:I'm sure this gets asked all the time, but I just purchased an Audible subscription and I'm undecided on what to listen to first.

Got two three calls while typing this... what a PITA.

I believe you can identify up to three properties.

The expense cannot exceed the lesser of (1) 2% of the eligible building property’s unadjusted basis or (2) $10,000Also, I am sure this is not an issue but just to provide you with the complete information, you have to meet the Small taxpayer definition:Qualifying small taxpayers should have $10 million or less in average annual gross receipts for the three preceding tax years, and eligible building property is a building unit of property that the taxpayer owns or leases with an unadjusted basis of $1 million or less. 

I don't think there's a perfect option in the list you provided, and all three will require quite a bit of work.

I had three sfhs there from 2015 and just got an apartment there.

If not, you will likely need to partner with someone else who has the ability to raise capital.You are definitely going to need a sponsor for your first few deals to help you qualify for financing.Personally, I have a track record in investing (I own 13 units) and have the honor (and luck) to work with apartment syndicator Joe Fairless for the past three years.

As a rent to own seller it will be your responsibility to get them into financial counselling and nurse them along to insure that they can actually close in three years.

The renter has three children older than 6. 

My suggestion would also be to visit local REIA's in all three counties ( Palm Beach, Dade, Broward ).