While it's true that UBIT can scale up to 37% rapidly, this typically occurs only after $12,000 of income, and you can deduct expenses, including depreciation, against the leveraged portion, subtracting the first $1,000 before calculating UBIT.

The ONLY way TP alone would be the issue, you'd have to throw like literally half a roll at a time down and do that repeatedly, multiple times, in rapid succession. 

The population is certainly growing, but not at what I would call a rapid pace.

Over time, as rents rise and your margins improve, a good PM is worth their weight in gold. 

Cap rate is one metric and it's like using your weight to determine your fitness level. 300lb NFL linemen are faster runners than a 200lb McDonald's regular. 

It’s like asking someone how much weight are they losing by getting better sleep.

I agree that Florida real estate prices (and rents) are likely to either grow less quickly than the rest of the country, or decline more rapidly.

I find it's best to get your rental data from a few different sources, weight them, and then do the math.

Crime, homelessness, etc rapidly increased causing the above to directly increase as wellEverything else:1.

And the property manager is the only person with a long-term interest in your property, so their opinion carries a lot of weight!