The tenants are not pulling/spraying weeds around their building, so it takes me about 30 minutes every month to pull weeds and spray.

You could offer 6 months of guidance and help to the new owners if they are noobs to STR.

No monthly payment.

Miami is still doing well, Fort Myers is adjusting and has lower real estate than 12 months ago, etc..)My simple thought, for what it is worth, is choose a place to live and not invest in:  choose the location you and your family WANT to live in ( because of the schools, taxes, weather, other family there, etc...) and then buy and do real estate there (and get whatever licenses you need once you start third party management).I wish you well!

Most folks are charging 10% of the rental rate for monthly PM fees. 1 months rent for a leasing fee and couple hundred for a lease renewal.

You would be coming onto market at the prime time and its in downtown so hopefully it'd be contracted for the sell within a month, but northern Cali is a slower market sometimes since we're not as densely populated so id say 3 months.

In our experience, things move in ebbs and flows and the speed of rental depends on your asking rents relative to competition.For example, there was a period of several months at one of our properties when a 3 or 4 BR unit came on the market it rented almost instantly. 

. - I had a few COI/SOI leads while being on this team who have not signed any papers with me or any one on the team as of yet and won't for the next 2-3 months.

You've allowed him to push you around for ten months.

Eventually, you will want to stop chasing and just have cash come in every month from what you own.