The market will drive commissions.

Wants to get his corvette out for the weekend to drive.  

A high quality SFR in Austin will pay dividends in the long-run, and don't invest for anything but that. 5-6 years is too little, but if you are to expose yourself to that I would still take Austin.Those deep parts of SW FL are cyclical with retirement up & downs on economic recessions.

I thought this was a joke at first but am told they require some form to be signed attesting to the owner/landlord living within 15 minutes driving distance of the property in order to rent it out. 

So for sanity I am hoping to stay within a 30 min drive.  

Driving around, cold calls, google maps, agents etc...

I called a real estate attorney today based on a Google search, and I got an earful about how Subject To was not possible, the bank would call the loan due, I need to have 'very deep pockets', etc etc etc.I know it's possible and there are people doing these types of deals.

For a residential (1-4 unit) deal, a "buy and hold" duplex for me (without driving value via renovations/BRRRR'ing) would be CoC between 8-12% and/or about $250 per door.

Pete in an older/rougher neighborhood, but very close to downtown(less than 5min drive) or a little bit nicer of a neighborhood, but further away(15-20min drive)?

There are deals out there that there just isn’t time to do third party DD, but those should only be attempted by the experienced people with deep pockets.