Dad had to go in with a shovel...

We also have a shovel crew and we are able to clear parking lots, driveways, and walkways from snow.

And of course the tenants take care of mowing the lawns and shoveling the snow, so that expense in not my expense either.

So the tenants had better cut the grass and shovel the snow or else risk getting reported and the (expensive) fines that go with that.Report the neighbors to local code enforcement - that's their job.

Sounds like you think prices in FL are at the bottom.

Lastly evictions in FL are costly and extremely time consuming in, if they are still paying just late you may want to just wait till lease comes up for renewal and just non-renew the lease Hope this helps, good luck!

I do have some experience in residential housing, I worked as a project manager for a residential builder and have seen the construction process from the first  shovel in the ground to delivering houses to customer.Today a possible opportunity was presented  to me.

To put a shovel in the ground in Georgia (I know nothing about the market), I would expect higher caps? 

I prefer SFH: Less appliances Less utility bills Less maintenance, think snow shoveling & grass mowing Of all the SFH, I've sold out of my own inventory all but 1 was purchased by an owner occupant.

Seems like the market I'm in all the good deals are getting shoveled to established investors and the scraps are sent to the MLS.