It was owned by the state highway department and was originally bought to put in a limited access highway interchange. 

Saint Pete proper (city limits) is a 30 day minimum but as you indicated IRB, Seminole and some others jurisdictions like Largo etc are legal.  20% CoC is tough, but not impossible. 

Then there is location and views.I agree but when 100 other places are in great locations too, picking the best amenities that have the highest ROIs is important  let’s say you only had a limited budget and needed to pick the best amenities.

Just not sure if it's something to keep moving on with my limited capital for the interior remodel as well.

Tenant protection issues - We’re in CA and introduction of limits on rent increases so want to be sure that we have the lease structured so the tenant reverts to a market rate rent at the end of the 3 year period or moves out if unwilling to pay that rate.I’m struggling with the 3 year lease being long, I don’t think I could enter an indefinite (til death) lease.Another thought what if one spouse dies and the survivor remarries a younger person?

It really just limits your exit options and decreases your ability to leverage.

Do not be ashamed for your honest work, but your income doesn't have to be your limiting factor.

The $20k lots were near or in flood zones, steep slopes, rocky, woody and had limited or no utilities.

In my limited experience, they add no real value to the process, and like you said, don't really know costs, and while ARV is fairly easy to determine, they are always aggressive on those, too.So, how do you not get taken to the cleaner?  

I have a custody situation for my 11 yr old that limits my ability to move too far away.