Florida’s housing market is undergoing a significant transformation, presenting promising opportunities for buyers and investors.

She is now in arrears 3 months and has agreed to deed the land back to me and take a Promissory Note for the balance 30K. 

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

Or just any suggestions for the best bang for your buck areas that offer at least a little cash flow and appreciation ?

The current tenant is leaving and the HOA is now saying that we cannot rent it because the rental cap is full and we need to go on the waiting list. 

Although I’ve been a landlord many years, I bought my first flip. the contractor has the key to my house and works on his own. 

NOT a good idea to have one PMC managing a property and another trying to sell it.Human nature is to comete, so they will do so by fighting and trying to make the other look bad.

I'd start with picking one city and spending a lot of your time to do a deep dive building relationships and learning different areas.

I live and invest around Marquette.

You can consider and explore other low- and no-money-down strategies, such as seller financing and sub-to, but these come with risks and can be pretty nuanced.