I've read the books and done the research to know what markets work for my goals, but mentally I find myself nit picking every market trying to find the "perfect" fit which leaves me to never pulling the trigger. any advice on how to overcome this so I can finally get my real estate dreams underway??

It was over the course of a couple of weeks of doing other stuff, but I would go out and pick the weeds out of the lawn by hand. 

if you find out the current use, you can pick it up right away with same or similar use. for example grain fields can be rented to local grain farmers. cleared forest can be replanted with Christmas trees, popular landscaping trees and plants, any realistic business it is zoned for. if there is a home on the property it can be rented. if you want to live there you can still rent out the fields at a local per acre rate to local farmers, or start any type of agricultural business, or home based business and hobby farm.

Who you pick as an attorney primarily depends on what you need the attorney to do. 

You are never going to have a perfect situation but if you pick the right property and it cash flows you will be fine

The general MLS market is too hot and everything is getting picked up within a few days with multiple offers.  

The free option is just pick up the phone and call 3 or 4 commercial MF brokers from the bigger shops, say you’re an investor and ask for some comps / old OMs, which will have rent analysis.

Search out a local real estate group like DIG or connect with an attorney that you can refer business to on occasion so you can pick up the phone and ask questions when necessary.

The reason I picked Port Charlotte is because (from what I can see by demographics and occupancies), it is a very leased area.

Things are starting to get back to normal slowly but surely and business is starting to pick up again!