Based on your first fix/flip, it sounds as if you don't have any issues doing moderate rehab.

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?

They're highly popular for turnkey rental properties because qualification is primarily based on the income generated by the property itself rather than the borrower.

. :)IN SUM: Based on what you've shared, it sounds like you won't need to rezone if you just want to build a duplex.

Based on this some elements of my REI strategy are going to need to be adapted!

Not all but a vast majority based on my doing deals in PA NJ WV OH SC etc etc. 

@Mike Dymskiagree - a lot of new investors are trying to pick a market based on solely on math. 

All Texas based. 

As I start to look at what sub-contractors I want to use I wanted to see if anyone has a good base template for sub contractors to sign?

Florida's treatment of security deposits varies from many states in that it is required that a security deposit be kept in its own account in a Florida bank.