Get your foot in the door by offering a commission above market, like 4% of the first year's rent.3.

Like @Jeremy Holden said above, sub2 could be a good option for you, he's a great resource to lean on in this market as well.

A couple of points for your consideration: - Are the markets with the most rent growth and price growth the exact opposite, in some cases, of the best markets to invest in now? 

I was a RE broker doing acquasitions for a large syndicator in the 80s in San Francisco / Sacramento market.. and thats what brought down their billion dollar buziness taking reserve money from good projects to prop up losers..

Thanks Matt Hey Matt, Pensacola receives a lot of visitors between the beaches, hospitals, navy base, downtown and colleges so it can be a great market for STR(including AirBnB) investing. 

Every market offers opportunities, and every market comes with drawbacks. 

Are there profitable group home niches that an operator would be willing to pay above market rent for this kind of property?

If you happen to make a contact with a local agent who knows the market and is investor friendly, please refer it my way.

It's a great market and I'm sure you'll do well there.  

I would not to take on unlimited risk of a capital call from a management company I cannot change.What is the resale market like?