I’m under contract with my latest flip, the proceeds of which will pay off the heloc that I use to buy and rehab properties.

Things they did bad which I wish I had asked more information about:Never involved in the screening of tenantsThey recommended keys for cash by waiving the rent amount buy only collecting fees which they would get not meThe cost to evict is 750-950 yet other companies told me they will include eviction in the priceThe tenant didnt pay in full last month and I was the one calling out to them and asking questions then a few days later I get an email saying something happened with the tenant and they are investigating.You get passed from person to person every week or so.No one told me when the construction was complete and so the house was ready for a week and the post to zillow and other sites was not done.It took them another week to take pictures and then another week to upload it.I was paying 200 dollar a month electric bills while the house was vacant because they left the AC running in the empty property.

I work with mainly buy and hold investors here in Cincinnati.

You can probably find good deals in Tampa right now, but I'd be very strategic about where you buy and yes, insurance and taxes can be killer, but there are plenty of investors there and for good reason. 

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

So why would we buy the cash flow at a rate of 6%?

I have not heard of one of those, but am gearing up to buy my second house and could possibly use some sort of loan program like that!  

While they aren't the cheapest when you first buy them, Kwikset has locks that are easy to rekey without installing a new set of locks.

Quote from @Kaushik Sarkar: Hi,I am looking to invest first time with a turnkey developer,  who is buying the land and building a multi unit commercial retail center and some apartments.

Some say we have to buy the house with them or we paid too little for the property and finally after going back and forth and submitting all our paper work and paying for appraisal they now tell us they didn’t realize that the property had so many bedrooms and they said they do not loan to properties with so many bedrooms.