I was wondering if anyone here has managed to do a new construction BRRRR in the more expensive states.

They will have for these new projects their own property management arm, an insurance option as well i'm told.   

To mitigate this risk without using an LLC, consider:Umbrella Insurance: This provides additional liability coverage beyond your standard homeowners insurance.Equity Stripping: This involves placing a lien on the property to make it less attractive to potential creditors.Land Trusts: These can provide some anonymity and protection while allowing you to maintain personal ownership.Insurance:Ensure you have comprehensive insurance coverage, including:Property insuranceLiability insuranceFlood insurance (especially important in Florida)Loss of income insuranceLegal Structures:While you've decided against using an LLC, consider consulting with a local attorney specializing in real estate investments to explore other potential legal structures that might offer protection without the tax implications you're trying to avoid.Property Management:Given that you're based in Europe, consider hiring a professional property management company to handle day-to-day operations, tenant screening, and maintenance issues.Market Research:Thoroughly research the specific areas in Florida where you plan to invest.

Plus, managing an LLC adds complexity, requiring adherence to state regulations and additional paperwork.

She’s a FT mom who may go back to work PT so was thinking that if she was more active in searching for deals, managing PMs, bookkeeping...that could easily be 750 hours/year (14.5 hours/week).

Our building is fully occupied and none of the current tenants want to be the onsite manager. 

**Additional Tips**: Any other advice or experiences from those who have successfully managed medium-term rentals would be invaluable.I want to ensure that my contract is clear, fair, and legally sound.

How well do you manage risk?

Definitely get the estoppel letters and copies of existing leases.Apartment complexes change hands frequently (if judging by the "under new management" is any indication) and I can assure you they don't kick everyone out and start from scratch.

I have worked as a construction manager and most recently I am building a software for the construction industry and I can help with some recommendations.