Or the housing costs may just be too high to cover your expenses.

In this case, I would increase the tenant's rent $55 a month to cover the heat costs.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

We were able to get financing through Legacy Homes, the terms are roughly 10 years with a fixed rate of 7.9% for the first 2 years then Walstreet Journals Prime plus roughly 4% (Kinda pricey after two years potentially), 10% down which covers the home, taxes and transport.I have a third home coming in tomorrow and then I will stagger them out. 

There are quite a few posts that do cover this, but my personal method is using AirDNA (paid veersion) analysis and then double check the results using the enemy method. 

Derek, so assuming I get a 300K from equity via cash-out refi and I purchase a new property in full cash with no mortgage but with enough monthly cash flow to cover the new loan amount of $494 K ($194K + $300K), wouldn't it be okay to take this consolidated approach with one loan with two cash-flowing properties covering the monthly mortgage and other expenses?

We cover 6 counties in Central Florida, so you'll have plenty of networking opportunities with other local investors and all types of business members that offer every service you could need. 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Our private covered dock and lake toys are a bug draw for us in the summer months.Multiple people have said they love the pool table.In our bigger cabin people like the large game room, movie room, custom covered firepit and hot tub.

I have enough for 20% down of the $7 Million I would have budgeted for but wouldn't have enough again to cover the acquisition cost and then interest payments on a construction loan.Any help is appreciated Thank you