Additionally, since it looks to be turn key you arent leaving any room for forced appreciation. 

Government leases will have appropriation clauses, meaning if government doesn't fund lease, they can leave. 

Probably once I leave the W2 world

They are not leaving much room or incentive for the investor. 

No tenant, no matter how good could leave the place without some disrepair in 6 years.Tl;dr 40k house on market 200 days, wondering why an investor hasn't picked it up if the simple act of getting it is already positive cash flow. 

You have control and use of the property but not ownership so it still leaves the door open so you can do the 1031 on the sale of the old properties into the new one held by the EAT.  

it keeps the highest and best from leaving way too much money on the table.  

If they leave you before their lease is up keep their deposit to cover your one month of vacancy and move on  and this time add this to your  tenant screening procedure:  let the applicants rack up before you make a decision on your next tenant. 

So those folks often take baths, using the ear plugs during the filling or leaving after turning the water on and returning at a precise time to turn it off and get in the water.  

I guess once again Florida is behind the times.I agree with many (if not all of your points) for your markets, but for most of the eastcoast online auctions are in place and the big players will certainty work a deal with a title company to get a good deal or maybe free for their work.Now, this leaves a big market of investors trying to wedge their way into auctions.I guess the main points of contention here as i see them are 2.1.