Imagine giving me $20k and I give you $1,000/year back and in 10 years it “paid for itself”   You don’t use it for an investment  you use it to punish oil producing countries that hate us or to show your neighbors you’re better than them  :-)  Usually it’s a horrible plan for rentals because you either have to charge higher rent and include the electricity or charge a flat rate discouraging them from saving power.

I'm imagining a lot of competition at the higher end valued properties and almost none on the lower end.  

You can 100% refinance into a DSCR loan and close/vest in your LLC, however, I would imagine the rate is likely worse than what you have now with the conventional loan which would impact your monthly cashflow.

I imagine most leads that come into Reafco are generated from the brand and passed out to the Agents.

There are many particularities to this, and I don't know anything about your business so I can't be much more specific, but what I can say is that more often than not businesses will find they have a narrower, more fertile niche than they imagine once they actually examine the who, the what and the why of the deals they close. 

I dont know what he is doing that is worth $30k, but i cant imagine its worth that.

Anyway I can only imagine this market will burst once rates drop as we've appreciated 10% YoY on "higher" interest rate environment.My 2 cents on your acquisition: Miami and Broward have many upcoming developments and it helps to know where they are being developed, as we all know, location is #1 and it helps being in the path of progression and gentrification. 

Paying $15,600/year in rent may seem like a good idea because it's a good deal for rent, but imagine using that money toward something that will grow and build wealth for years to come.

My wife is now my partner and manages our portfolio, and I can't imagine doing it any other way.It wasn't always like this, though.

Also, I can imagine 7 x 1200 sqft homes sitting on one lot that is less than 1/2 acre.