In Florida, if the landlord believes the tenant has abandoned the premises, the landlord can take possession, but I advise my clients to make sure the presumption of abandonment exists (pursuant to statute) and to follow the process of sending notice to the tenant stating that the landlord has determined that the tenant has abandoned (giving the reasons that form the basis of that determination) and that if the tenant doesn't respond within the deadline given (normally 1-3 days), the landlord will retake possession.

If you really want the property and don't mind a small gamble put down an amount of earnest money that you will not be upset to lose and that if you were in the seller's shoes would make you feel OK about taking the property off the market for 60 days and make it non-refundable to be conveyed to Seller upon offer acceptance. 

I had a few appraisals come back from Akron/Clv markets and had the appraiser comment that it is a "down market".If you are targeting the 50k purchases with the 20k rehab and then hopping to refi out afterward you are taking a gamble because if you do not get the 100k value after the rehab you can get stuck in the project or be forced to take a mortgage with a terrible rate.Keep your purchases 80k and up and try to make sure your project costs are over 100k on everything so you can be pretty confident that you'll get the 100k value afterward.

I know that is probably just a normal and natural part of apartment living, but there is very squeaky floorboards right above the tenants bedroom, causing her sleep to be interrupted very early in the morning when my tenants has to wake up for work. particularly bad areas.

The LLC has no impact on the effective tax rates.Also if you acquire a property for the purpose of flipping, that will always be Ordinary Income, also likely subject to self-employment taxes.That particular sales event has no impact on the taxation of your normal rental income from other properties. 

Some want it paid to you, some want it paid to them, some to constable, some to sheriff, some to the law firm, some to the appraisal district.Payment normally due same day...so nearly impossible to get loans for these.

Normally this may be where I suggest passive RE options such as a limited partner in a syndication, but in the last couple of years many syndications are struggling..

They won’t normally look, or look as hard as you will, for a deal / sale since they will just pass on that cost to you.

That's what happens on low price properties.Pretend it was a normal commission rate of say 2.5%.

To join the normal group that is ran by Tom Krol and Cody Hofhine is $5,000 but I don't know if their other program cost as much or not.