Like many misguided investors, you can certainly calculate cap rate on residential properties (heck, I can calculate cap rate on my little girl's lemonade stand in the summer time) ...

When things are going well, life is sweet.The other times, you have to learn to deal with lemonade and you just have to go onsite to expedite.2013 experienced a fire in the upstairs and water damaged the lower unit. 

I too lived in Florida; Valrico, FL just east of Tampa but before the Strawberry Festival in Plant City, FL.  

I am so happy you were able to turn a lemon into a lemonade. 

I can't tell you how many times a prospective tenant has whipped out a compass to see if the rooms/house face the "proper" way.You can ignore it, or worse, make light of it, and lose prospective business; or, you can roll with the flow...make lemonade out of lemons...Close the Deal.

It's great networking and the cookies and lemonade are worth the trip. 

I believe with further research you will find that is in regard for advertisements which offer brokerage services (agency).I'm just telling you, IN TEXAS, where I also live and work with DOZENS of professional investors who are licensed - they do NOT list their broker on ads for buying houses. or for free kittens, or for lemonade, or anything else that is NOT brokerage services.  

So, you're job is to turn lemons into lemonade.

With that angle, I think you made lemonade out of lemons.

Do you know much about Payson or Strawberry.