I myself find myself thinking I could vertically integrate ect, but a reality check says I'm not really a business man, I enjoy real estate that's why I'm good at it not because I can make any business a success. 

That is reality. 

Many of these deals looking amazing on paper, but rarely pan out in reality due to a poor quality area.

The reality is that any agent willing to do those things is desperate and likely has little to no experience.

In reality anywhere from Wesly Chapel, Spring Hill (Tampa) to Naples is a good choice.

The securities attorney I informally discussed this with believes the marketing was too far separated from the reality and disclosures in the legal docs.

Find some youtube channels to follow so you can see the process, be advised this will be a best case scenario so expect everything to be worse in reality. 

Worst case scenario you sell it, best case you refinance and keep itAfter living in 2nd house hack for a year or so, repeat this process.During that time identify a few possible BRRRR properties.Rinse and repeat.This is nice and tidy and may not be how it plays out in reality, but in essence this approach gives you a few things of value:  repetition and equity. 

In reality most sellers wait 2 weeks longer for an extra 5k and if faster closing is not even desired the advantage is reduced down to risk of failed financing.If that is a concern and you believe in your ability to finance you can put your earnest money at risk and make it an amount worth while.

Mental decline is a tough reality for many.