This first property will require about 35k of that 85k.  

Since the payment was deposited into your account on 1/6/2025, it would typically be considered income for 2025, even though the tenant paid it on 12/31/2024.However, if you use cash-basis accounting (which most landlords do), the key factor is when you physically receive the money, not when it was sent or owed.

I did do a precursory investigation into what requirements are and it looks like there might be some zoning restrictions, as well as permits required.

Or is he requiring a down payment?  

One of my buy box requirements is the house needs to cashflow at least $500 per month or I am not buying it. 

If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee.

You could form an LLC and have the operating agreement that allows your boss to require you to purchase his membership interest (or allow you to purchase his) in a given time frame.

Money was deposited into my account the day after checkout.

"light clean out required once tenant moves out." 

In addition to property sourcing, I require an agent who can negotiate effectively on my behalf, ensuring I secure the best possible deals.If you have experience in identifying distressed properties or working with real estate investors in Florida, I would love to connect.