When I started buying places as rentals, I also bought a newer condo and it's done well, but still struggles to cash flow (in part due to a long term renter and rent caps, but also increases in condo fees) while a house I bought at the same time has had higher turn over (allowing me to increase rent to market value) but does cash flow nicely. 

This can provide more lucrative opportunities by allowing you to take advantage of lower closing and holding costs while keeping much or all of your money out of the deal.Every investor starts somewhere.

I'd thought about offering 145k and allowing my agent to take a 3% comission ($4,200), use the $800 on any inspection/closing costs, and the seller walks away with 140k.

Both options have merit, but renting allows you to keep an appreciating asset while covering costs.

•Peace of Mind: Robust legal protections provide peace of mind, allowing property owners to focus on effective property management.Understanding Squatters Rights in FloridaUnderstanding squatters rights in Florida is crucial for property owners.

What type of loan and lender would allow that ?

I would appreciate any ideas on 1) do a smooth prop management transition with proper Tennant communications.2) I don't want to move all properties all at once, so I can build experience and also allow time for my contract with this prop manager to expire.

Converting the entire property to a rental later allows full deductions but eliminates primary residence tax benefits, potentially increasing capital gains taxes on sale.

These are big things that if managed like this can allow a manager to either fix the problem or evict the abuser.

I rarely allow tours because I take detailed video tours for guests to use.