Florida is an unusual state, there are 4-5 distinct markets for real estate and each has its own characteristics.Tallahassee / pan handle - unless you are from there, I do not recommend itNorth Florida (Jacksonville) and as far south as Daytona - I am bias, I am from there and have great cash flow.Orlando - It is getting overheated - hard to cash flowTampa - There are still good opportunities to cash flow.Miami - Looks more like other big east coast cities like NY, LA, SF, DC.  

This is not unusual.  

Unfortunately, as is not unusual, the government has protected these people sol.

Your Spring Clean Up should focus on these type of community-builders and just the general spirit of making it a nice place to live.On the "kitten hotel",  some residents are really into unusual yard art.

My CGL is about 1% of whatever the project, to me, a charge like that is unusual at all, if you are paying him 25/hr, he should only get reimbursed for the money spent.

Its not unusual for investors to GC their own rehabs (although not advised when you scale up) but be aware that your "subs" can take advantage of your being unsure of going rates.

For myself and my unusual "resource land conservation credits" niche, I see a huge window of opportunity to pick up inexpensive rural TDR credits and the large commercial sites before the inevitable market demand starts running up prices.

Dan,There's nothing about this that's unusual.

You'll be putting an unusual property onto the market.

That's an unusual expense and not a part of the 50% (estimated expense) rule.