I live across the lake from you and would love to meet up and exchange knowledge and talk about different ideas with you

I live in the bay area, Santa Rosa to be precise, if that helps at all.

Licensing Sec. 08.88.161 License Required.Unless licensed as a real estate broker, associate real estate broker, or real estate salesperson in this state, a person may not, except as otherwise provided in this chapter, (1) sell, exchange, rent, lease, auction, or purchase real estate I know that it’s not illegal for a non-licensed person to buy their own home.

For more precise info, you should speak with a local agent and/or local investors in that market who can guide you more precisely

Over time, future appreciation improves the profit on the property your tenants are buying for you and that profit is taxed at a favorable long term capital gains tax rate (think really great IRR) or the taxes can be deferred indefinitely with a 1031 exchange (why pay taxes if you don't have to).Tax benefits and appreciation are really just the icing on the cake; cash flow is the only real reason to own rental property.  

We are 1031 exchanging this property and are in the process of identifying properties in the Orlando area. 

Footnote: this will be my first 1031 exchange!

To speed up your learning curve I'd consider:Joining local investing meetupsFinding a knowledgeable, investment-savvy agent to help you do your first dealFinding a mentor and proposing a way to add value to their business in exchange for their mentorshipReading books, articles and reports to help you better understand investing in general/your local marketI'm imagine you're doing some of these things already, which is great.

Have you ever thought about doing a less-option or even a 1031 exchange?

Whether it be helping you refurbish a house or writing direct mail letters, I am willing to help in exchange for the knowledge and experience it will provide.