I plan on demolishing & doing ground up construction, with common areas including garden beds, light workout area & gathering space . 

Sounds like you'll have to scrape the lot and start fresh out of your own pocket.

Hi, have a quick question for whoever may know the answer… Had a property for past 5 years. Had a nice positive cashflow until approximately 1 year ago when I had increase in property tax and HOA, plus had  insurance ...

We are customizing our Podio so that leads with a certain label can be automatically pushed to a list on Smartphone Dialer for more efficient follow-ups that can be retargeted fresh.

Try to make income statements every month so the expenses are still fresh in your mind and you do not forget what you paid six months ago.

I recommend you to build relationships with electricians, plumbers, gardeners, etc. and establish a system where the tenants report issues and you manage the maintenance required.

It is HQ of Moffitt and also a big VA hospital and also has Busch Gardens. 

We even created a 'sight unseen' addendum to be included with every lease so tenants know that unless they asked for contingencies [ie: repaint entire home] the home is as-is, so they should not expect a freshly painted property unless they asked for it prior to signing the lease.

Its also long term since freshly planted trees or the like take several years to begin bearing fruit.

I live in CO and my mountain property has water under it but is about 50k to drill, since we plan to rent it we are putting forth the money but also doing a rainwater collection system for the garden (in CO we can only collect up to 110gal)