buying in florida out of state

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Ok who here has had success in investing in Florida from out of state over the past couple years. I have some properties being thrown at me now from few people on this site. One is Dennis Knows, and they seem to be good deals. Some properties are 700 sq ft and rent for about 400 for around 18k and need about 4k worth of work (I have not confirmed this only to the wholesalers which I know you can't trust) Has any one invested in these for the potential apperciation in Florida as well as the decent cash flow and what is your experience with buying properties like this thanks