I started purchasing a small multifamily in Columbus, Ohio 2 years ago. 

After going back and forth with different people about what our best option was (submitting an invoice to be paid at closing, signing an option with seller and recording it, etc) we decided that the best and only sure way this deal could happen was if we recorded an "Affidavit and Notice of Interest in Real Property" (which states we have a contract on the property) and put the buyer and seller in contract directly.  

I am currently having a website built that will sync with Airbnb and VRBO, but my focus will be getting more direct bookings.

you need all 3 of those. no offense but just to be direct - it sounds like you may not be ready to make offers.are you looking at properties in person? 

Some common names you'll see thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend you search for each of those apps online and see what they offer, how much they charge, etc.

Small fluctuations will always be normal, but this is supposed to be considered "noise."

The reason the content I am studying won’t point me in the right direction where to start, is because I am in what is apparently a unique situation.

We have bought off the MLS, off market direct to seller, but haven't bought anything via wholesaler.

My advice would be to start small and do your research.

I have two small boys and would love to invest somewhere that makes sense for us, aka Florida (Kissimmee area).