I think Jacksonville, FL would be what I'm heavily leaning towards, but It's flat land from what I hear.

@Alexander Small - My wife and I purchased a 3 flat in Aug 2017 in Portage Park.

Single-family home sales fell 19.1 percent year-over-year, with 6,199 units sold, ending nine consecutive months of positive sales;The Days on Market (DOM) figure for single-family homes was unchanged at 58 days;Total property sales dropped 21.6 percent, with 7,192 units sold;Total dollar volume dove 20.4 percent to $2.14 billion;The single-family home median price rose 2.4 percent to $251,000, reaching an April high;The single-family home average price was flat at $310,331;Single-family homes months of inventory was at a 3.6-months supply, down from 3.9 months last April but above the national inventory level of 3.4 months;Townhome/condominium sales plunged 37.5 percent, with the average price up 11.9 percent to $227,577 and the median price up 12.2 percent to $181,750;Lease properties staged a negative performance, as single-family home rentals fell 4.1 percent with the average rent down 1.7 percent to $1,765; Volume of townhome/condominium leases fell 9.5 percent with the average rent down 1.2 percent to $1,565.Source - HAR

Baking soda blast the house.

X% of the assignment fee, $X flat fee per lead, or some other metric.

Some companies may charge, say, $100 per month flat rate. 10% on your monthly rental income of $5,110 is $511.

I just refinanced an owner occupied 2-flat with no issues. 

@Stephen TanquaryNo one can say for certain if real estate prices will drop, stay flat, or increase.Are there some signs that real estate prices will drop a little - yes, by how much, no one can tell you for sure.I personally would wait it a year to see if prices drop.

Is one month rent standard or are there companies charging flat fee tenant placement?

The town seems to be over-saturated with college housing with enrollment remaining flat; however, the appreciation in the area is great.