(Get the receiving "pot" ready!)

You could start with house hacking a duplex, improve the property overtime to increase the value and then complete the BRRRR a few years into it.In general your first property is not usually a home run, so don't use that as your bench mark. 

The roads were unpaved with several pot holes.

Any other suggestions on how I can sweeten the pot?

Interested to know if I’m missing anything; right now it sounds like a great opportunity to get my feet wet as an investor.The plan:-2-3 partners purchase relatively new single family or townhome (no rehab required) for ~$250k-Some of our potential properties are located in gated neighborhoods/communities, so I acknowledge that they’ll likely not increase in value too much-Pay full cost with cash payment-Rent property for cash flow-One partner located in local area and agreed to manage the property-One of the partners is set on paying all cash so financing isn’t really an optionMy background/thoughts:-Have cash to spare-Rental income would provide great return on investment-Not looking for another deal for another 2-3 years, so immediate return is not a priority-Purchasing a new-ish property will minimize risk of running into major repairs & would allow time to build up a maintenance fund (we can cover these costs now...but would likely use rental income to build a separate/shred pot of cash for this purpose)Looking forward to hearing from you all!

Really dangerous and had to carry dog out and over them as they collapsed under weight and shattered like a dropped planter pot.

States have different laws about the occupancy of a unit to an owner and it's a little unclear on FL - but one thing to consider is cash for keys.To ‘sweeten the pot’ (and your timeline) you can also select a favored unit and offer cash for keys in which you’re basically are saying “here’s the notice of me not renewing your lease as outlined with x amount of days notice/can we come to agreeable terms to vacate sooner” so with an agreed upon arrangement of them vacating (get in writing)- especially if lease has outlined that it will continue with transfer of ownership and not near end date.

I got my wife on board by having my own pot of RE money that sat outside of the household budget.  

I would tell the pot smoker to stand at least 20 feet from the building or sit in her car or something. 

The pot has been sweetened as this parcel is 4 acres in total.