.- Phase 2 (April 1, 2022)Applied to all remaining existing policies, transitioning them to the Risk Rating 2.0 methodology upon renewal.The new system replaced the decades-old approach to calculating flood insurance premiums, aiming to provide fairer and more accurate rates based on individual property risk.Before Risk Rating 2.0, flood insurance premiums were mainly based on whether a property was inside or outside a designated flood zone and its elevation on a map. 

Therefore, working with a single real estate agent doesn't make much sense as it will limit you to his/her very limited inventory and he/she might have as main objective to sell a property to you take advantage of your lack of knowledge of the market.

One suggestion to consider as I mainly do BRRRRs as well- find a local bank or credit union in the area you plan to buy that offers construction loans.

The reason is the rent-to-price ratio is good so you can cash flow, and most of the West side doesn’t have a Point of sale inspection which is really annoying.

The reason I held off was my returns were higher than 90% of my competition in the Smokys and I am a math nut. 

We've all been there.Even if it changes 15 minutes after you say it, when asked, choose a reason you're there.

I live on the main unit. 

I am mainly in the West Palm Beach area.  

But my long term is rental mainly. 

I would also contact the tax pros in the header and get their opinion and maybe utilize them for that reason.