I've seen numerous properties there with zero vacancy for over 10 years. 

@Bob BowlingWhile I think it would be clear that presenting comprehensive calculations - with the clear indication that one figure is designed to be an apples-to-apples comparison to the numerous other numbers floating around in the market, while highlighting that the others are complete calculations including expenses that other companies don't even mention - is not the same as a bait and switch, you seem committed to your opinion and your use of the capslock key, so I'm not sure I could convince you otherwise no matter what I said. 

I live in Jacksonville and I know what you are looking for is possible and it doesn't have to be in a war zone.

They get a bad reputation for ostensibly wanting to wage war and to eat people alive.I personally don’t know a single attorney who actually fits this description.

Understand that there are a ton of details too numerous to explain in a post.

The market has been pretty slow, however I have had numerous requests to rent. 

Here too...there are very few deals...folks on here will say there are all these off market deals if you just know where to look... not... and all these desperate buyers who will sell for "pennies on the dollar" again not why would they sell to you for nothing when they can get bidding wars on their properties...foreclosures here the bank wants more than market price...so I have no answer for you :) just saying I can't find any properties either 

These documents are exchanged ONLY after the Offer to Purchase has been accepted.Personally, I sure didn't need a wholesaler when I got a bidding war within one week of the listing.

Maybe they figure they're the front line in an ongoing war to improve the area.

I'd love to connect to learn your war stories.