Hi AshekI am not an expert in the SE Florida market, but I am very up on the Gulf Coast markets. 

Maybe he can chime in.Here is a guide about choosing a custodian - https://www.investopedia.com/retirement/finding-custodian-se...I thought it was interesting reading, but especially to get one who is familiar with the asset class you want to invest in. 

I'm also in SE Idaho.

Government regulation, however, is not the per se problem.

The friendly landlord laws, typically lower tax burden, and population/job growth have made the SE a great place to park assets. 

We've worked with hundreds of contractors in Atlanta metro and dozens of HML in the SE market.

I do a fair amount of financial consulting; I formerly was a Series 7 registered representative.We see ourselves as asset fiduciaries more than property managers per se; I don’t need to make a killing off my clients.  

There is no reason for them to just forgive anything, but it would potentially in their best interests to accept a chunk of money from the owner and possibly do a friendly foreclosure (hand them the keys per se).

Irrational to treat them as per se different. 

The move-in fee isn't per se solely for damages after a tenant moves out...so if there are some damages and they are willing to pay because you set that expectation that's a good thing!