You just need to close correctly and legally.We have several information and instruction documents we send out for free to anyone wanting to learn.I will reiterate -- no fight intended -- just advising what we have seen, done and developed over the past numerous years.Stay safe out there guysAlan 

There are numerous resources available, from books and online courses to local meetups and forums where you can connect with experienced investors.

(Google Florida condo special assessments)  And, you are correct, the HOA can impose numerous limitations that prevent it from being a good investment.

If so, what should I know when ordering directly from the suppliers?

Two factories, some offices, suppliers.

The best place to find local labor is at the local suppliers.

But you've had numerous experts in this thread, including lobbyists and lawyers tell you you're wrong, why you're wrong, and you continue to refuse the expert advice.

I've seen postings on the front door of the property about investors trying to purchase it from the owner numerous times.

However I am concerned about getting too burned...I have now had numerous dealing with the sis and I realize she is consumate liar and can't be trusted.thanks all for your quick feedback.would you sell to her and be rid of it - or try to fight those leases and win a sweet 3 family?

The supplier pays me a commission % for the dollar amount of goods I sell to restaurants.