You won't FIND a deal in this area but you will meet people doing deals and someone might be willing to be involved in a deal with you if you go through points 1 and 2 first.

Your profile states Dallas and there are several here in our area.  

I’m based in Tampa and run Graystone Investment Group, focusing heavily on helping (out of state) investors find and manage properties here in Florida.Totally agree on the importance of understanding those short-term rental rules in Florida—each area can feel like its own little country with all the different regulations!

for me, the ones that cashflow the most are the ones that I bought with 3% long term debt, they were new (low maintenance) and they are in high appreciating areas(just a bonus but does not impact cashflow).

I personally use 40% but I'm also in a higher rent area.

I then blow their mind when I say yes if your client approves a land contract then I’m pre-approved, the point I’m trying to get across is investors are a small group of ppl buying RE compared to the end users buying at regular circumstances, mortgage, escrow, inspection, etc….. so for me to be efficient and do my business fast, easy, relaxing I became a realtor myself, it’s still Hard cause I have 2 or 3 realtors a week that only sell million dollar houses and ended up helping a friend sell a low priced rental area home and fumble at ever process or question I throw at them. 

OP what areas of discussion on Industrial?  

The liability coverage is way better, the building coverage is often better, and commercial policies typically cover loss of business income as well, which a homeowners policy isn't going to help you with.California + wildfire area + STR is super tough. 

Are landlords required to give photos to tenants of the areas of damages / lack of yardwork / etc or just an itemized list of the deductions?

The only way I KNEW it was a good deal is I had been researching two areas for about a year.