so Kristi this begs the question in Fort Meyers were you had land guys in the 50s plat literally 500k thousand lots  ( lehigh Acres etc) where is the development plays or is it all commercial development plays.. 

Play the long game and hold onto that equity. 

hey kenneth, It is really difficult and any market right now to find cash flowing deals.

BRRR's or flip can recycle your cash so you can rinse and repeat.

Real estate is one of the most powerful wealth-building vehicles—but only if you know how to play the game. 

But it's playing with fire to buy there if STR is a priority as it's very likely they will eventually start enforcing it better.

My question is: when wholesaling, after finding a great deal, do you need real proof of funds to the get the property under contact or is there a way to get it under contract, find a buyer and complete a double closing/assign the right to sell without actually having the cash for the property? 

I mean even if the IRR is trash and the cash on cash returns don't come back as promised. 

The issue is his definition of cash flow. 

If they’re underfunded, you could get hit with special assessments.Since you want to stay local and focus on cash flow, commercial makes sense, but have you considered industrial or flex space?