Ask the manager to explain their process for dealing with maintenance or problem tenants.

This site is for investors and to make sure we deal with the best.

We don't allow advertising or deal making in our Private Message System, so that could be the issue. 

My understanding is that if you've given the neighbor written notice of the need to maintain / remove the tree, if it falls it's considered an act of nature (high winds) and you have to deal with it.

You could structure the deal as an installment sale or a lease option so the property owner doesn't see a large capital gain tax payment for the sale.And good on you for helping out!

They find deals on oceanfront houses all over the country.I'd even look for a fixer upper to get a great deal.

Some agents will not take less than 3% no matter what, others will adjust based on the deal. 

What made you interested in investing in this type of deal?

In your case, you are probably better off buying a break-even deal in Tampa then a deal with $200 cash flow OOS.

I want a spreadsheet that will track my returns over the lifetime of the deal.