It is a business, so run it like one, as @Tom S. said, start the process and follow through.Unfortunately you're in a Blue state so this will be more difficult for you, so yes get a lawyer if they don't respond immediately to your 'pay or quit' notice.Don't take any more partial payments, that will delay your case!

First of all - most people (including real estate investors) are lazy and will always gravitate towards promises of quick returns / passive income promises.But also - what you are describing is something that AirDNA does extremely well and automated - it can be a little pricy, but way way more effective and accurate to do this with that tool - highly recommended

I would also like to know what effect business structures have on taxation (LLC/ LLP/ LP).

How do you think this will effect rental rates , home sales ,  construction costs , and insurance costs in Florida and up and down the coast  ?   

Consulting with a lawyer or a CPA familiar with multi-state real estate investing can help clarify your specific situation.

If you only need it occasionally, continuing to rent and write off the costs might be more cost-effective.

I have a property in CA that I want to put into an LLC.A lawyer advised me to register my LLC in Nevada and then complete the foreign entity process for the LLC to also be registered in California, where the property is. 

It looks like you could even use it to foreclose (ask a lawyer in your state), but that the first $35k of equity goes to them.

A couple of years back I read an article regarding what was called the donut effect when it came to major cities.

Hi Scott,It seems like you’ve got a strong understanding of creative financing and investing strategies, but I do have a couple of comments and suggestions that could help you improve future deals.First, while your financing structure was incredibly effective, it’s crucial to always account for potential delays in renovation and build in a buffer for holding costs.