I have been doing pro forma analysis since the mid 1960's with primary focus on ground up development for a wide range of project types (shopping centers, multifamily, land deals and commercial solar PV).

What is the best way or place to look for small to mid sized apartment complexes?

Next step is flying out to my target market mid July to interview the potiential people I have spoken with.

If you want to go local, I suggest looking for a well established small to mid sized firm, likely a place that does audit/assurance and tax work, with professionals that focus on one or the other.This will often get you several layers of review, people who have the time and budget to take useful continuing education, and they also have a network of people around them in the office to work through issues. 

I was told that I need to start mid of July at a physical office but June is almost done and there's no property inplace yet! 

I didn't start until my mid 50's and have no plans of quitting my day job any time soon. 

Buydowns are really cost effective right now, I've got a bunch of investment property refinances in the high 3s and low-to-mid 4s going on. 

Just dated cabinetry and countertops really.Perhaps try looking in some of the nicer neighborhoods in Sacramento for mid-century homes that are older and might be better for this strategy.

I am a young mid-20's new investor planning to move to Jacksonville to start BRRRing.

Heck, it's not easy in most major cities across the nation (a lot of investors are looking at the mid-west for the best cash flow).If you are considering doing flips (which can raise cash quickly if you follow the above) and then take the profits and invest in buy and hold properties, you may do better by looking at the secondary cities in the state.