But I kind of did what you describe..

Took me longer but I didn't like the contractor I used, and unfortunately he took advantage of my kindness.

That's kind of sad to hear.

He is the kind of personality Floridians roll our eyes at.

Occupancy can be off the charts in places like this because there is so much activity or reasons for people to visit during what would be slow days of the week and off season months. 

I want to be somewhat hands on so I would pick markets that are driveable for you and visit frequently. 

A 1035 exchange needs to be a "like kind" exchange.

Have you tried to bring it down some to see what kind of occupancy rates you hit?

But I believe is morally wrong and against capitalism to put this kind of restriction just my personal opinion.

@Mike Johnson you definitely have a different set of problems or potential problems depending upon where you are at.Brand new and acquiring your first rental you're going to manage:Everything can kind of be summed up as you don't know what you don't know.