@Andrew Tucker  In response to whitewash and paint the ceiling white opinions I just have to warn you it is a lot of work or expensive work that will cost you some down time.

I find myself with a fair amount of down time and would like to use real estate investment as a vehicle to secure my financial future.

But for this first time, I might just have to gather them and have that sit-down time to cover what is and what isn't.

Even if you buy the property with no cash out of pocket, you'll need cash to carry you though down times.

Many true private lender would prefer longer term loans because they don't have significant downtime when they money is not performing.

Since they just moved in 2 months ago, there should not be any wear and tear damage.I would ask them to  pay for : carpet cleaning, cleaning (If needed when they are out) locksmith, cost of advertising new tenant, and any days not rented between tenants.If they allow you showings and keep the place clean for showings, you should be able to rerent it with limited down time.

Not to mention down time and the cost to over see these people.Hiring subs that are not licensed and insured may cost you in the long run if something goes wrong, so you are taking on quite a bit of liability that way.I try and find a happy median in that I hire my own subs, act as my own GC (although I now have my brother as a full time project manager who is a sub-contractor - I hire him through his company so he is not an employee).

We might have reduced the downtime to mere minutes.Thanks guys!

I also agree that its too early to accurately gage the tourism market now as yes im sure their is  skepticism based on what is still being reported by some news outlets on the post maria conditions here but also this time of year is historically considered a down time for tourism in  areas like Rincon.  

Otherwise some of that down time not talking to sellers could be used to sell the property which saves 3-6%.