Since I don't want to pay for tenant utilities, they would need separate HVAC and hot water in addition to the metering.The second kitchen and related plumbing/electrical work would definitely be an added expense - laundry hookups too for that matter... but if the numbers add up that shouldn't be a problem.Is there anything else I'm missing or could be overlooking that would throw my numbers off significantly?

Moved about a month before the weather was going to get hot again ;). 

My favorite expression in cooking:  first you get the pan hot, then you put the meat in. 

This is a confusing and hotly debated area of rentals!

the market here is hot and it makes my offer competitive to waive loan contingencies. i was told the lender is looking at great condition so i was worried if i should place loan contingencies on a property in such condition... i'm new so just to post it here to see pro's opinions...

In a hot sellers market you can offer as much as 90% of the ARV, otherwise stay in the 75-85% range. 

There are very seasoned investors on here who use a myriad of investment strategies.Also don’t be afraid to look at different markets, what’s hot and what’s not.

As @Caleb Heimsoth pointed out, next day service during the hot Summer months is excellent timing in the deep South.

If Toronto is hot like Denver, any home that's been on the market for more than maybe two weeks can develop a stigma.

Can you guys advise or give suggestion on any area that will soon be HOT in Florida, lets say 3 to 4 years from now where i can see about 50 percent apprecition in price. thanks.