It’s all about marketing. anyway.  

@Jeremy AltdorferI would call PMs in the market and present them your scenario.

Unless you're buying under market value or with all/mostly cash, it can be tough to be cash flow positive on a rental property here, and extremely unlikely to find any that meet the 1% rule as a LTR.

The market is pretty confident the Fed is going to lower rates at least .75% before 2024 ends, which will spill over into mortgage rates.Side note: Your closing costs seem crazy high for a refi. 

Sadly, due to a family crisis, I had to leave my hometown and market.. 

Maybe I didn't explain it well in my initial post, but without my knowledge, the tenant assigned her security deposit rights only to the attorney who created a separate LLC.

You shouldn't have trouble getting hard money for the initial purchase under an LLC.

We have 3 months left of 2024 which means now that the rates have spiked down hundreds of thousands of people will come to the market with an offer.A large number of new home buyers and investors means multiple bids and offers plus more coming in over asking price.

Go outside Florida market?

So I'm in the market for a new broker/agent and a new insurance company for at least one building and possibly more.