I don’t know the number of units before you would have to quit work, but I would guess it is in the range of 16 to 20. 

The comparables for the resale on this home are in the 825k - 850k range which of course, makes this guy happy :)  ITS an UGLY DUCKLING and I love ugly ones that need improvements THUS adding value when we improve the home AND increase the ROI from the monthly income standpoint as well. 

@Vin Gupta Insurance is an issue state wide, not just Orlando.

Where can I get creative to find the cash for a down payment that might be out of my price range?

You want to grow your portfolio wide before you grow it deep.

I'm receiving multiple offers ranging from 11.75% to 12.25% with points varying from 2% to 3%.

Does anyone have a rough ballpark $/SF range for new builds?

Select a larger area that is at least 30 minutes in each direction. with maybe a hand full of exceptions I am pretty sure you would be hard pressed to find a mix that represents the demographic cross section of this country and therefor a wide range of neighborhoods.

The rates range from 8.250 - 9.750% , depending on FICO and LTV.

Welcome to BP - have you nailed down the specific individual towns/markets for the Poconos yet or are you still casting a wide net?