I understand that I need to account for taxes, insurance, and other costs—Should I go with a LML and then do a refi later on?  

One option I have is to demo and rebuild the house using insurance money but it will take about a year and lot of involvement.

Yes, I have been involved with several "mold" properties that still had high mold levels after remediation.  

And I understand that there is a person here on BP that started a meetup for St Joe, but I have not seen them posting it lately..

I understand there is some regulation on this because it's consider as robocall.

Things they did bad which I wish I had asked more information about:Never involved in the screening of tenantsThey recommended keys for cash by waiving the rent amount buy only collecting fees which they would get not meThe cost to evict is 750-950 yet other companies told me they will include eviction in the priceThe tenant didnt pay in full last month and I was the one calling out to them and asking questions then a few days later I get an email saying something happened with the tenant and they are investigating.You get passed from person to person every week or so.No one told me when the construction was complete and so the house was ready for a week and the post to zillow and other sites was not done.It took them another week to take pictures and then another week to upload it.I was paying 200 dollar a month electric bills while the house was vacant because they left the AC running in the empty property.

People who complain about the quality of leads typically fail to understand that it takes months and sometimes even years to nurture and convert a lead.

I have a referral I can send you, I recommend going with an individual with experience in co living rather than a traditional company who doesn't really understand the model.

What Actually Works:• Ask questions• Understand their “why.” 

Identifying value-add opportunities in strong neighborhoods and negotiating deals that make sense is something I’ve done a lot, so I understand what it takes to make these projects successful.If you’d like, we can connect and talk through some strategies or areas to focus on—I’m here to help however I can.