Walls are drywall and don't hold up well to jump kicks. 

If I add up all the lender fees and my holding costs—like points, origination fees, and interest —I can figure out how much profit I’ll make and what my maximum offer should be.

You are still going to have holding costs and a heloc will just have less holding costs that you would if you were doing a personal line or hard money. 

When you add rehab costs and effort, holding costs, and selling cost there is not much profit. 

Seems 98% of them just want to take a picture holding a big key sign and promote their business on social media.

While this can be good for long-term appreciation, it can also impact cash flow for buy-and-hold investors.Insurance Costs: Florida's hurricane risk can translate to higher insurance premiums for property owners.Competition: Florida's popularity attracts a lot of investors.

I'm kind of in limbo right now holding off to see what happens.

Investment Info:Single-family residence buy & hold investment.

I would use the income to slowly improve the house and once you get it to a good spot, HELOC out some money for a down payment on another place rinse and repeat. 

The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.