I’d love to hear what drives your choice!

The licensee has no choice but to only use TREC contracts. 

I respect architects but they often don't know and/or don't care about the cost of doing things one way vs. another or how a simple choice can have an outsized impact on your budget.

@Daja Hallums typically, investors have three choices:1) Buy a 2-4 unit primary with 3.5% down on FHA mortgage.

Brevard County further south may be a better choice but not without local knowledge. 

I am leaning towards the BRRRR method or traditional LR once the right property comes across.

As you know, it is a personal choice but overall, they are doing well. 

Given that you have already set up essential automations (Hospitable, Pricelabs, Schlage, etc.) and built solid relationships with local services (cleaning company), you might not need a traditional full-service manager.

There are bank statement loans, non traditional financing.

Due to more favorable loan terms (and a bit of impatience/ignorance on my part) we went the traditional financing route for the property, with my wife and I both being on the loan.