Too many people want a job with work/life balance, a house in the Hampton's, a Maybach, and the ability to binge watch Netflix every night and weekend. 

Asking here will only get people to recommend their areas for the most part, but you should do this to determine the best area to invest out-of-state1. make a list of every place you and your wife have ever lived2. make a second list of where you closest friends and family (the ones you like) live3. use those lists to ask questions and review good investment market listsWhen you see something from 3 that is on 1 or 2, that is a good place to start if it fits your budget.

Many people are looking at other FL markets instead (Tampa/SW FL, S FL, etc)

I have not bought anything from them, but I see their deals all the time.Most of them way over priced.I think their model is buy dirt cheap, sell  very high and convince people by offering 3 years rent guarantee. 

Nobody can predict technology and how people respond to change2.

I see a ton of people talking about STR but nothing about LTR.

I am not saying there aren't people qualified to answer your questions but they aren't going to be able to give you the full roadmap for free here.

Go to local Real Estate meetups and learn from people there

The way most people do subject to deals is by setting up a system of checks and balances providing some protection for both buyer and seller, and trying to avoid alerting the lender that a deed transfer has taken place.

We aren't in this just for the money, don't get me wrong, I've happily let long term tenants pay all of my bills since retiring in 2016, but I do care and want people to have happiness in their life.