I lend in 45 states and meet almost none of my clients since covid.

Not the cash flow play a lot of people expect. 

The Chicago Association of Realtors'® specifically state "When you become a Dual Agent, you owe equal fiduciary duties at that point to both parties in the transaction, and you lose the ability to negotiate for, strategize and advise either one."

I would love to benefit from the savings of grouping the listings as a primary with add-ons, but the last time I tried that, there were multiple issues on their end.

I am partnering up with a good friend of mine.

More than likely, you’re going to encounter some kind of problem or unexpected circumstance at some point.

The combination of all the above puts me shoulders above majority of the investors.

And yes hurricanes are not that common but I should be prepared@Stetson Miller good point about finding a good HOA.

Don't start throwing ideas at them like seller financing or numbers etc until you have an idea of if they actually intend to sell and what their needs are around the sale.

Point is cash flow (positive or negative) is inconsequential compared to the appreciation assuming you do not need the cash flow to pay the bills.