Initial Plan: Use the property as a long-term rental, aiming for cash flow neutrality or slight positive cash flow.

Instead, focus on the criteria you’ve set for tenant approval.Here’s a professional and neutral way to phrase your denial:Keep it General: "After reviewing your application, we have decided to move forward with other applicants who more closely meet our rental criteria."

This amount aligns closely with your rental income after expenses, so you’d be cash-flow neutral or slightly positive.At the end of the five-year term, you could aim for a balloon payment based on the property’s future value, which should appreciate by around 4% annually.

Now, if you're main goal is cash flow, then this is likely not your place to go, but if you're open to cash-flow neutral, then you're likely to see some great long-term appreciation.I've worked with an awesome investment-minded Austin agent when she was buying up in Denver, and she's got rentals in Austin that are doing well, too. 

For walls I spray with one of the various neutralizers for pet urine on the walls. after dry,  follow up with a vinegar solution.

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.

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.

@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)?...