However, few days later he called me saying he couldn't do the work because he's tight up with other job in Boca Raton, another city. 

You really should consult with a CPA, although you are late in the game for 2016 (your tax return is due Monday - although I see that you are in Boca, so you do have IRS relief until 1/31/18 as a result of Irma). 

Freddie is 80% primary No cash out and 75% non owner ltv https://sf.freddiemac.com/general/maximum-ltv-tltv-htltv-rat...Only refinance choice from hard money is something NonQM full doc, again at lower LTV than he wants.

From what I can see in South Florida, in the Boca Raton/Delray/Deerfield Beach area, seem usual to expect to meet the 2% rule and having low monthly expenses.The question is, what is the vacancy for this market?

Boca also has alot of restrictions as well.Depending on the size of the home and location you will make well over $2000/month.

Hello all, any advice in terms of buying an STR property near Rotonda West (Boca Grande/Manasota Key beach)?

@Kristin Moore I can highly recommend Josh Hanover, EA with Marks Paneth out of Boca Raton.

Krui South Sumatra //  Lakey Peak Sumatra // Panama Bocas del toro Bluff // North Nica Boom //  ahh Cook Islands so good ....  

Already have the land so now trying to figure out what should be the next logical stepYou might want to look at "boca" or "state code" modular homes.

We’ve looked at Weston and Boca Raton but probably will end up in Boca.