I am new to this site/forum but have been listening to the podcast and am learning so much.

Had a 1/2 time off site manager.  

@Wayne Brooks your explanation is what I would expect but I keep reading on various lawyer web sites that the transfer tax is 7% of the current mortgage which for a 150k mortgage is 10,500, which is just nutz!

I've done the civil engineering on several subdivisions varying from 14-acre sites to 80-acres. 

If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Call the county or visit property appraiser site, many have calculators.The points should be counted as well as the escrows for taxes and insurance as that is all out of pocket expenses, not financed.

I typically am on site multiple times a week and sometimes daily when I am doing a significant value add.It is not clear to me why Miami is not a viable market for you to BRRRR (or at least to do a value add). 

Currently us at Landmark Property Management use over 75 different listing sites as our main marketing strategy.

I also appreciate very much of biggerpockets site and the whole community dedicated people of providing information and great answers for newbies!

US stock market, aka MAG-7, have outperformed 12% to 9.5% with REITs in last 10 yrs and even more strongly in last 5 years at 15.7% to 10.3%, perhaps this will continue but the sp500 currently with a 34.4 Shiller PE, which is much higher than in October of 1929, and that wasn't the best time to start investing, please read the following 1 article and then the graphs/tables, There are also multiple academic studies at the European real estate research site EPRAREITs vs.