It would need new siding and skirting, and some updated interior, but I've been inside it and it looks fairly decent!

Fairly major airport in Phoenix. 

The first tenants were fairly nice tenants, mom and her two kids (both teenagers) who were very helpful, showed us around their place and got us upstairs (vacant) access; however, both complained consistently about the previous (still current?)

The zip codes you chose can have some higher pricing compared to other zip codes in Jacksonville, But, I think it is fairly attainable, even turn key.

That’ll get you blacklisted pretty quickly.My story with the brokers is fairly consistent.

My point is that if you are going straight to the seller's agent and they wlil charge a full two-sided commission, why not use your own realtor who will always fairly represent you? 

You can then decide if you want to give them a discount and what would be fair.  

@Lee Ripma I've thought about being the bank, When you're funding deals are you funding the entire deal (to include all rehab) and being the First position, or are you funding Acquisition/Down payment only requiring your borrower to have "Skin in the game" and leaving you in 2nd position?

This space is fairly new, and I don't pretend to know everything!

I am fairly new to BP but I have been doing deals in San Antonio for quite some time.