( Our base contract is 12 pages  before we get into specifics of the job ) Customers generally get ripped off by going cheap , with the unlicensed contractor , i have seen it too many times , and it actually cost more to do it over than do it right in the first place . 

This time it's in 4plex and thus 4 units in total and 4x the maintenance cost.

Proper is the premier and costly option? 

It’s not always about making money—it’s about managing risk and having contingency plans in place when things don't go as expected.Don't let anyone tell you otherwise.

Can someone please recommend a good and honest property manager in the Florence, AL area whom they have had a positive experience working with .

My goal will be to create more passive income - I don't want to manage properties.My thinking is to first try and do a SFH BRRR locally (in state) for cash flow and learn the ropes some.

It absolutely always takes longer and costs more than you think it will. 

Do you have desired cashflow % for the STR and are you going to outsource property management or self manage?

its not realistic to buy land before the rezone has been done.. what happens if it fails.Unless the rezone is basically guaranteed.. also the issue is cost of money holding land that long .

Due to restrictions in funds I have only managed to till 20% of the land.