Found out the bank I use for my checking does RE Investing loans in Texas (surprising since they're based in Michigan and I believe they are a small operation), but hopefully I can get some numbers to compare...not sure if it matters that they aren't local

I have ample credit to cover the inevitable big surprise.

Your numbers are not too high, and especially for your first property you want to figure conservatively so your not surprised with negative cash flow on your first go round. 

Surprised your lender didn't catch this.

Don't be surprised to see some BP members appearing on the State of FL unlicensed activity complaints records.

The HOA I worked for previously did this, put a little bit into bringing the unit to a condition it could rent and tried to recoup some of the long past HOA dues.The tenant that was put in place was given full disclosure of this so they were not surprised when the 1st position lien holder started foreclosure.  

(I'd be very surprised to be wrong about that.

If a city inspector decides your 50 signs are in violation, don't be surprised if you gat a $4,100 violation letter.

Yah, as much as central Dallas houses are appreciating I'm a little surprise rent isn't keeping pace at nearly the same rate.  

He now owes us thousands and is (surprisingly) paying us monthly installments.