Remember someone may be coming on your property every month to change the sign, unless they have some kind of direct access.2.

. • The property owner has directed the unauthorized person to leave the property. • The unauthorized person or persons are not current or former tenants pursuant to a written or oral rental agreement authorized by the property owner. • The unauthorized person or persons are not immediate family members of the property owner. • There is no pending litigation related to the real property between the property owner and any known unauthorized person. 

So, these properties are probably as close to "mailbox money" as one could get with direct REI.

Might be worth doing some soul searching to make sure that is the direction you guys want to go. 

Self-managing can be a great way to stay directly involved, but it’s also important to consider the demands it can place on your time, resources, and expertise.I'm certain, you have experienced some real frustrations with that PM company, but a strong property management company that can align with your overall needs, can sometimes be a priceless investment when it comes to staying compliant. 

Some common names you'll see thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend you search for each of those apps online and see what they offer, how much they charge, etc.

The thing is he wants to sell it directly to me (FSBO) without the use of an agent to save on commissions.

I had always known I wanted to do something entrepreneurial but had no idea what direction to proceed.

try to find direct referrals from people you trust.

I don't remember seeing Orlando being on those same lists, so I couldn't compare directly the total number of units being built for Jacksonville vs Orlando.