But in the end if i were to borrow I will go with speed and less hassle that a local lender will give me a yes/no over a 5 min meeting for coffee over the lengthly process of getting a deal funded online but that is just my preference. 

I live in Clearwater FL and have cash on hand to purchase however I am concerned that the real estate market is peaking and I don't want to buy high (I have a place that is ok to ride out the market so not in "need" to buy, just trying to buy right.Anyone feel that FL is still a good opportunity to buy?

Today (year 2017) price is the bottom of the price after next peak.

I'm about to dive in on Google, and try to get up to speed with it all, particularly what my responsibilities will be as the agent, but figured I'd ask around here on the forums first.Have you guys successfully completed any 203k projects?  

It will come with time and who you associate with will have a big part of the speed of your success.

There's a duplex there on a wholeseller's list that peaked my interest, but I know nothing of Orangeburg.

It's use peaked in 1922 and by 1940 it's use was on the way out.

It peaks at 15% at year 10 and by year 15-20 it’s around 10% with self management.

Buy a property where people want to liveMake the property as attractive or tad bit more attractive than the competitionManage your contractors and hold them accountable to time (and money)Advertise like crazyGet what is fair but don't get greedyScreen efficiently and effectively as soon as possibleDon't let speed of filling a vacancy override quality of filling a vacancyKeep that tenant for a minimum of ~2 years (hopefully long term)

Current population of the whole town is 34,994 and it peaked in 2014 35,473 (was going up slightly until then).