Its really hard to say it depends on a lot of things - My rule of thumb - especially when its higher than I think it should be, is to get at least 3 quotes.

If you stick to the 1% rule you should be around that number.  

It's an amazing market to be in because you can still find the 1% rule and positive cash flow while getting amazing appreciation potential.

I agree that the upside here is knowing most of the mechanicals need to be redone upfront, so there should be fewer ‘surprises’ along the way.Setting aside a solid contingency fund is a must—do you have a rule of thumb for that?

This is who will approve or deny your plans when you apply for a permit.

What you stated only applies to St Pete itself, and not unincorporated Pinellas county.

Owners were charged an assessment (several thousand dollars) in 2023 to put into reserves, as per the new rules after the Surfside collapse.

When I emailed they just said to apply first, in end of February or in march I plan to go try and talk to someone to see if I can get better advice.

Like any state or federal government, something happens and they swing way to far in the other direction,I applied for licensing in california and they will not accept federal fingerprints.

There are rules to follow!