Instead, consider a DSCR loan (based on rental income) or refinancing into an investment loan post-purchase.

I’m based in Tampa and run Graystone Investment Group, focusing heavily on helping (out of state) investors find and manage properties here in Florida.Totally agree on the importance of understanding those short-term rental rules in Florida—each area can feel like its own little country with all the different regulations!

My base income is ~$95k per year.

It really becomes a time value of money calculation based on when you want to sell your Class A rental.

What kind of database should I use to keep track of my leads and client base?

For example, an algorithm can't compare a property that charges a flat fee for utilities vs one that charges based on use. 

Hard money is lending based on the hard asset and it doesn't speak well when the project is mid-process and now more money is needed to be able to finish it.

It's an organization that a cross between a 501C and a FBO(faith based organization).

In almost all investments, you should have a solid base of reliable, cash-flowing, and hopefully appreciating assets before striking out into something new or riskier. 

In the end, many fail because they make a decision based on the wrong motivation.