A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings.

My partner and I have a flip that we will be starting in mid march as well!

Well then could we have a example of defeasance, maybe such as a Bob and Ted story?

It has a Walmart, Lowe’s, Home Depot, Applebees, and a 99 Restaurant which is a New England chain as well as tons of other businesses and restaurants.

They are not well suited for a novice.You may see auction results that look appealing, but you don't consider things likea.

If structured well, this can be a great way to get started without much cash.

Although that would be looked down upon by a lender as well because of the inherent risk of lending to someone who has too much on their plate. 

Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor. 

Your proactive approach—especially the hurricane-proof renovations—really positions you well in terms of asset protection and long-term value.

I have family in Houston, Dallas, and the Valley, I was networking with brokers in San Antonio, but the Taxes seem to be quite high as well in that State, although much favorable laws/regs on the landlord side.