As others have mentioned, you will likely see cash-flow opportunities on the North and West side of Jacksonville.I personally think there is room for appreciation in the Jacksonville market as population has increased double-digit for the past 4-5 decades.

When deciding, obviously check online reviews and also understand the difference between custodial solo 401k and checkbook solo 401k. 

Sounds like an opportunity if other PMs are not good there.One additional point on delegating and vetting your team members.

Most of the advice I'm seeing online focuses on apartment buildings but I'm not attracted to raising rent as a strategy and managing tenants & toilets as a job.

There is significant value in Opportunity Cost. 

Eager to connect with professionals for collaborative opportunities in the real estate and financial industries

Quote from @Sami Gren: HI,I am using a contractor for a full apt gut rehab, I would like to know if anyone has a contractor's contract that I can work off (of course will add or take off accordingly) he is a new contractor, so he doesn't have one,  [I am using him because I have used him for past several years on smaller projects, so I know to trust him.]Thank you You can pull one from online, but I would have an attorney draft it if you have the cash to use that for your deals going forward as it won't be the last time you need it. 

My husband & I have an opportunity to buy a small gutted home in a touristy/outdoor recreation town near us for a good price.

EMBRACE the mistakes and love them for what they are - opportunities to grow. 2.

I think the best opportunities in the area now are light remodels and flips.