WE dont pay a fee for the credit line as I mentioned just 1/2 point for each new loan..

Many community banks will give you credit for proforma rents.  

The area has certain advantages like shelter from regulation risk (pretty much as low as anywhere in the country if you buy in the approved STR tourist zones) and long term security (people aren't going to stop going to Orlando anytime soon). 

They didn't actively advertiseour home on websites and we had low tenantresponse.

Contractors, unless you have a working relationship with them, normally do not want you bouncing ideas off them.Understand what their hourly rate is, have a discussion with them that you are okay with paying them an hourly rate if they walk the property with you and provide you a scope of work along with an explanation of what you can/can't get away with in regards to improvements.ask them if you go with them, if they can credit you the amount that you paid.Once you develop a working relationship with a few contractors, you can bounce ideas off them and expect quality responses.I do not invest in New York.Best of luck. 

It was mostly due to my day job income and low cost of living over a long period of time; however, real estate accounts for about 50% of our income through a small portfolio of short, mid, and long term rentals. 

Assuming a 40% expense ratio, the net operating income at the current income level would be around $19,440 annually and $28,800 after renovations.At a $360,000 asking price, the cap rate based on current NOI would be 5.4%, which is low for a park with park-owned homes and required renovations.

Renting to only Section 8 now is possibly the best course of action if the rent you are willing to sale is low enough.

If I didn't have to use credit for a portion of the course cost ($7k) and marketing costs ($1k/mo), I would do the course. 

A line of credit won’t commit you to a monthly payment unless you use the money, so you can avoid paying interest when it’s not in use.