I've heard numerous stories of landlord paying for water/sewer and it turns out the tenant is doing laundry for the entire block, all on the landlord's dime.Water/sewer/trash in the landlord's name should not be a deal breaker.

It's attracting people from all over - Disney-related and otherwise.

This will make it easier to attract great tenants. 

Im looking at Palm Coast area and Kissimmee FL for STR, i know it is completely different areas, but Kissimee is so close to the parks and Palm Coast does not really have any attractions to bring people in.

Memphis remains an attractive and sought after market by investors because of it's longevity and reliability.  

I prefer to invest in premier neighborhoods that attract high-income renters and will likely have the highest appreciation.

In your area it is probably good to have AC so that may make the unit  more attractive.

You should only buy titled property even if the numbers on ROP look extremely attractive.

In 3-5 years, I'd like to have it fixed up for resale, about $25-$30k of flip work and could sell for $285k.What can make my owner financed offer more attractive?

For us, 100% vacant properties are very attractive if the location is right.