The court looks on them as a neutral third party and they'd accept their invoicing and receipts without an issue.

The problem is that it seems that it will be very difficult to generate even a neutral cash flow given the high HOA fees, taxes, and insurance in Florida.

From now on the investment in MF has better risk/reward as rent growth is neutral in the last 6 months and Fed would not increase the rate.

@James Walker I would start with planning and zoning, assuming you've done that part and/or feel likely you can get it approved, then I would pay for a feasibility study from a neutral 3rd party. 

Should I at least see NEUTRAL cash flow if I account for vacancy and repairs (and am optimistically counting on this to appreciate)?...

Trendy: In most cases, a modern, clean look with neutral color schemes (like white or gray cabinetry) tends to have the broadest appeal.

My cashflow (right now) is neutral (I plan to refinance down when rates drop), and my initial plan was for appreciation to grow my net worth.

The requirement to enter into buyer-broker agreements I view as neutral.

Good call on getting the PM on board.If this is not in line and continues to be a neutral cash flow asset, then it may warrant a look at selling and moving even if those numbers don't paint a good picture as you say.

I am going to declare that it is no longer a sellers market and that it is a neutral real estate market now.