I ran into an issue with insurance on one of my properties.House built in 1880, 5 units with another in a semi-detached house that has its own address.Insurance before purchase was a bear but I finally got Auto-owners to cover it.A year later they reviewed it and oops your electrical is not up to code and now I have to spend another $30k to fix it or they drop me.If it was only 4 units then it was likely that Foremost would have covered it with a rider.

Can you get a 203K loan on a property with illegal units to bring them up to code or is it only for SFH? 

It seemed like they didn't have much data for my area, and looked like they were applying the same comps for the whole zip code, even though my area can vary a lot based on the sub-neighborhood. 

The fourth thing is to vette the property knowing liens against the property, zoning, environmental issues like wetlands, flood zone, availability of utilities, condemnation, code violations, and more.

You wouldn't think a city of that size would have code enforcement, but they do.

Altos Research has both 95691 & 95605 zip codes as seller's markets trending slightly stronger to the seller's market side over the past few weeks.

I believe we can build 12 units per code and each is selling (across the street) for $360k.

My main concerns about Florida include: Chinese Drywall (very toxic; found in older homes); HOA Restrictions; Lots of people/crowds; sinkholes (properties sinking into the ground); Red tide (dead fish found on beaches due to algae bloom); Homeowners Insurance costs (w/older roofs); Mold; Hurricanes/Flooding , New construction (not always built to quality)... these are the most common issues found in the Florida market.What zip codes would you recommend for a single family investment property under 300k to mitigate these concerns? 

If anyone could provide some insight into where the best zip codes to invest would be and also any referrals to boots on the ground would be amazing!

If it's HOA/Condo vehicle requirements you're worried about, it's usually already in a standard lease that they follow those; otherwise, they'd probably expect tenant to comply with city codes unless there's a viable reason an owner wants something more strict.