half of my clients in Miami are Foreign Nationals, in todays market ive seen 7-9% depending on some factors but im not a lender, just my experience as a real estate agent

Yes it poses challenges, but a good agent can steer you away from all of this. 

Referrals from local investors on BiggerPockets can be a great resource. https://www.biggerpockets.com/business/finder/agents@Mark Ainley sounds like a great person to link up with!

Seller (also the agent) purchased it in Jan 2023 for $730,000.

A new future real estate agent and real estate investor here!

My Insurance Agent has strongly recommended that I put a Construction Agreement in place with my Contractor to shield me from liability, etc. 

I worked with the listing agent on the property.

Escrow Agents would not be tracking notes being called.. right ? 

A single-family home or small multi-unit property can be a great way to dip your toes in the water.Build a Team: Even if you’re planning to handle most things yourself, having a good real estate agent, property manager (if needed), and a reliable handyman can make life so much easier.Learn the Local Laws: Pensacola is pretty investor-friendly, but it’s always good to know local zoning laws and short-term rental regulations if you’re thinking about Airbnb or VRBO.Run the Numbers: Make sure you’re clear on the property’s cash flow potential.

My agent brought this deal to me and I jumped on it.