Variable & Overlooked Costs:- Repairs & Maintenance – Set aside 5-10% of rent monthly depending on the condition.- Capital Expenditures (CapEx) – Big-ticket items (roof, HVAC, etc.), typically another 5-10%- Vacancy Reserve – Budget for 5-8% of rent to cover unoccupied months- Property Management – If hiring, typically 7-10% of rent; if self-managing, consider time value along with many learning experiences that can and will be costly.- Utilities & Fees – What will you cover vs. the tenant?

Honestly I'd keep the brokerage exactly as is - invest in an S&P 500 tracker and forget about it. 

Just looking for alternatives besides public REIT's like Essex ESS which was the highest returning publicly traded REIT from 1994 until 2020 averaging around 17% (I don't have the exact number but it's close) and Prologis PLD.

Focus on having a budget and having a strong financial base EXACTLY I started RE sales right at 18 when I my license saved enough in the first 14 months to buy a home to  live in.. 

Explicitly tell them what you're paying for it so you can get the exact number.Also, we do a 25% property tax relief in SC under the ATI bill - so if you fill out that form, you will get a reduction for 5 years.Info below:ATI Real Property Tax ExemptionSouth Carolina law now allows a partial exemption from taxation of up to 25% of an “ATI fair market value” that is the result of anAssessable Transfer of Interest.

if it’s illegal today, I don’t want inspector to show up and have more problemsI read about houses build before 1957 so if in current condition I would go to the city to get permitted, would 7ft ceiling still be a problem?

It's always worth comparing rates and terms, as some lenders might be more aggressive with loan-to-value ratios, depending on the location and property condition.

I've since built a more detailed email procedure on questions regarding general conditions/ known problems. 

Where in swfl are you exactly?

Exactly!