I realize it is a complicated topic and each individual circumstance is unique and probably requires professional advice. 

It'll be cheaper if you use the DORA forms too:https://www.colorado.gov/pacific/dora/division-rea...You'll need language in "additional provisions" that will allow an assignment. 

Here's  a unique situation I'd love some help on. 

Account Closed whatever makes your pitch unique!

Matthew,The ARV is going to be based on the CAP rate unless its a really unique in location or type of construction.You will need to verify the leasable sqft to determine how much income you can generate fully occupied.

When you say Home Designer are you talking about a large company that builds homes in sub-divisions and sells you one of their pre-designed plans or are you talking about someone in their home office designing houses because they watch HGTV and bought a "CAD" program from Office Max?

The agent doesn't have to market the home, the Seller just moves on without open houses and showings, and you get the home.Is there anything unique to your homes that entice people? 

Jacksonville is a unique place.

Some information I’d like to know to educate myself on the local market include:-Investor friendly real estate agent-A/B rated towns or neighborhoods-Cap rates in such areas-Typical vacancy rate used for calculations-Property management recommendations-Property management costs or associated percentages-Investor friendly contractor -Legal quarks unique to this area or Texas in general-Any other helpful information worth notingThank you in advance for your time and expertise.

Check with banks ahead of time, since this is a unique situation.You should expect slightly higher CapEx than if all 5 units were in one building.