Silver blue may be cool?

I would stick to outer zip codes, not center city zips. 32205, 10, 20, 21 22 44, west of the river. 07,11,77,25,16,46, east of river 18 and 26 by the air port.. if the portfolio is higher end investment homes 17, 23 57,56, 58 59 , and  24 ,33, 66, 50 .toward the ocean. 

Blue ridge sells mini splits for about 700-800 and then you have to hook them up.

LOL.. and those folks don't post on BP.. on BP its all blue sky rentals are the way to financial freedom quit your day job.. live the life you deserve etc etc.. well for some for sure.. for many NOPE.. they are like why did I do that.. and they exit no matter the loss.now this is more prevelant in the lower value asset markets.. not all markets are like this.But I look at when I started hard money lending in 01 for turn key and I started in Detroit.. the homes there appraised at that time for 120 to 140 each rented for what they rent for today 800 to 900 in those days the .05% rule was fine.. we loan 80k as a HML .. well those homes tanked as you probably know many went down to less than 10k in value.. thankfully the 200 plus I did there I got refinanced out of them all. but you know long term lender lost their lunch and so did most of the investors in those days.I am not prediciting another major meltdown.. but even  break even is not a good position to be in with rental properties in my humble opinion the risk/reward and hassle factor just weights on you.. but I know I am in the VAST minority in my thinking.So my thought is you really need to get these things paid for and keep them forever.. but life happens and I would say 80% of people that have that thought process going in never make it past about 7 or 8 years.

This same building has an ocean view and is listed $25,000 more than the other builiding which is priced at $425,000.

Jacksonville has 30 plus residential zip.codes. to keep it simple I tell out of area investors to stick to the Jax 322 zip codes that border the 320 zip codes by 1 or 2.West of the river will be less expensive than east of the river going toward the ocean.

The items in blue are calculated based on the other data.I took some sorta educated guesses for things like yearly increases in taxes, rent, expenses, insurance, and appreciation.

Your safest option is to insist in the standard 12 month renewal and make sure they fully understand their legal/financial responsibilities if they break the lease.It may be standard for wealthy tenant's in A++ properties to attempt to negotiate their lease but that does not fly in my blue collar world.If they decide to leave you will be farther ahead even with the turn over costs.

My wife and I are testing the water for the best bang for your buck home in CT, ocean front, or a quick walk. 

It's currently called Oceans Resort and they're hiring right now.