Does this sound like a good deal? 

Where do you find your deals?

I have off-market deals with great margins for fix & flip and rental investors in Orlando.

Quote from @William Dorrough: I currently either purchase and value add large scale multifamily properties or develop, and build ground up my issue with scaling is we have done this without brining in investors i have a great deal flow with a good track record im really looking to do more i have the capacity but have the need for more capital in one way or another  Scaling without investors can be tough, especially in multifamily.

I RARELY will do a deal for someone i have not personally met.. so I do a lot of flying :)  

I really want to do an apartment building but i want to build a track record first of smaller deals and just looking for a strategy to get into deals similar to a subto or wrap.whats an agency loan?

As Shawn mentioned above insurance is going to be a HUGE deal in Gainesville as well as HOA's.

You have to make a deal rather than buy a deal, be more appreciation focused, and be more patient.

A good, experienced borrower can turn around even an unexpectedly bad deal.

I am researching my first deal in town (a foreclosure), and hoping to slowly but surely acquire properties for cash flow and retirement security.