or get the land entitled and seek partners who would do the deal with you

If and when someone, or a reliable company comes up with a deal to fully manage a single room rental property for me then I’ll look at the profitability, ROI, and risk and consider it.  

Deal Machine is good mainly for D4D. 

As Shawn mentioned above insurance is going to be a HUGE deal in Gainesville as well as HOA's.

Hey @Brad TooleyIt’s great to hear that you’re planning ahead and doing your research before jumping into your first deal—that’s a smart approach!

.- Appliances, same than flooring.Remember that in real estate everything is negotiable, and during the option period you have the unrestricted right to exit the deal.

I have called some local lenders (I prefer to deal with local banks if possible), but have not gotten very far.

Quote from @Robert Jones: Anyone feeling super confident doing deals in the current political climate?

I've noticed a lot of this lately and while the numbers are impressive the less "customers" I have to deal with the better.

This scenario is determined by the condition of lead-paint and the cleanliness of the unit (remember, we are dealing with dust and paint chips - less dust = lower levels).