We decline to comment on the wild stories of potential applicants who believe their story will overcome their history.

Just start underwriting deals within one asset class and make offers.Multi and retail are wildly different, but what price point?

Although I have to say I agree about getting the license .. but I understand the wild west of wholesaling so many simply wont do it and these transactions to continue will rely on Someone Like Tom and company like us to facilitate these legally.

This was especially wild, considering the defects we found presumably should not have passed a city permit inspection; however they had. 

Would you pay $3m for a property today, with horrible numbers, if "Johnny-Time-Traveler" stopped by and showed you inflation would run wild and dollar basically halve in next years, effecting a "inflation 2x" to asset prices? 

Assuming the neighborhood doesn't change substantially and still warrants a 15.6 GRM on its buildings, you should be able to sell the property for $2.5M ($13,4000/month x 12 months x 15.6 GRM).So if you bought at $1.5M, spend $900K on the renovation and ADU build, then sell for $2.5M, you haven't really earned that much for your efforts.So, yeah, these improvements don't seem worthwhile at the prices you've been quoted, but again, your quotes seem wildly high.

In for a wild ride.

I know Florida property insurance is wild right, but has anyone found more success with particular insurers over others?

Def is a competition between investors looking for deals and families that have the money/time to do minor live in renovations, I see it everyday- people offering 15+ over asking and then some because the market is so wild. 

My long term goal is to buy within the next month, then within six months be ready to purchase our first BRRR or flip; likely out of state because Washington is a little wild with the real estate.