We're in our 70s now and our biggest expenses are for a new Lexus every couple of years and first class air fare.

I'm still up in the air on that one.

@Bryan Clark I'd make sure all the systems and structure are in working order (i.e. roof, plumbing, hot water heater, heating, air conditioning, etc.).

It is a 2/1 near an air force base, in a decent school district.My question is this: how do I run the rental property analysis, how do I account for private money?

Forced air furnace or ac.

@Ryan KurthI'm an HVAC contractor and I have a few, used, warm air furnaces that I keep around for emergency and/or construction use.

Fortunately the smell is reduced enough that just living in the unit provides enough air movement so that it does not smell; for tenant turnover we need to open the unit up prior to the showing otherwise it has some smell. 

I would stick to outer zip codes, not center city zips. 32205, 10, 20, 21 22 44, west of the river. 07,11,77,25,16,46, east of river 18 and 26 by the air port.. if the portfolio is higher end investment homes 17, 23 57,56, 58 59 , and  24 ,33, 66, 50 .toward the ocean. 

If the water pipes are properly winterized they should be blown out with air as there are often low spots that trap water which freezes.

I have a bi-yearly contract with them to maintain the units and they currently have a new policy where they check for mold in the duct work by an intrusive method and they are finding slight mold growth and are recommending this device called Nasa Air Scrubber (~$1200 per unit).