I have already thought about the point you mentioned about some prospective tenants not being fond of the fact that both floors aren't available but until I get back to AZ which could be awhile I need it for storage.  

Not sure how many PMCs you've had bad experiences with, but we'll take exception to:"Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health)".BP seems to have more threads about screening mistakes by DIY landlords as opposed to PMCs.Now, if you'd have mentioned Maintenance, you'd get no argument from me:) Even the PMC industry acknowledges maintenance as one of the biggest challenges.Rereading my post, I kinda see how I sounded negative toward PMs.  

Land is also scarce, so a SFH in such a dense and popular spot will be rare and expensive.Also as David mentioned, land retains its value but structures are generally thought to depreciate to zero over 25 years.

@Brad KanouseYou've gotten some good info so far from Arthur and Dmitriy and I wanted to add in some other things to think about as well.1.Self-Directed IRA (SDIRA): This is what @Dmitriy Fomichenko mentioned, and he's right, it could be a self-directed IRA or a solo 401k.  

@Robert Ellis Since you mentioned panels, have you looked into SIPs at all for your builds? 

From what you mentioned so far I don't see what they are doing other than giving you leads and CRM.

First off, the approach that was utilized in the cost segregation study might not be explicitly mentioned within the cost segregation study report.

No invoice, no mention of what this is for. 

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip. 

You didn't mention the higher Florida insurance costs.