@Leana Ruggles You mention MN in general in a couple of your posts above.

It's the first touchpoint as you mentioned.

There is no minimum term lease limit in Florida.However, as you have mentioned, some HOA may limit the number of turnover tenant per year (de facto limiting the minimum lease time), limit minimum lease time, or completely forbid lease and require the owner to be the occupant.

Sounds like you work full-time in real estate and therefore should qualify as a Real Estate Professional - which was mentioned in several prior responses.However, you don't need to qualify for this status.

Like Zachary and Andrew mentioned, the key is to make sure you document everything clearly.

You mentioned you know SEVERAL who placed liens? 

I was turned down by all of the companies that are often mentioned here (Proper, Steadily, Foremost, American Modern) and many others. 

I offered to help you however you mentioned you self-manage, (terrible idea) and " have a rolodex of handymen" Well why are your handymen not being your local agent? 

You mention for option 1, that the equity in one home is what you'd need to pay the HELOC off, but that the HELOC payments are 25% of the revenue...give us actual numbers. 

Something turn-key is typically going to be sold at market price (unless you can find a deal off market as you mentioned).