Going to try to keep this as brief as possible- I located a great deal: 25 units, NOI is 165K, contract price is $1,250,000.

I am located in SoCal.

I'm located in Jacksonville, FLA and I was wondering if anyone could recommend good schools or advice.

It is in a great location, and listed for an unusually low price for this area,  and it didn't even look that bad in the online photos (for a foreclosure), so I figured it must have something unusually negative about it that wasn't readily apparent, like "black mold" or whatever. 

The variance will not permit any use that is not allowed in the zoning district where the affected land is located.

I don't know enough about your house, location, or foundations to help you on the rest. 

Rent in that area is going to vary depending on those factors and location.

Costa Rica is a strong location for sure.

The location (schools, restaurants, crime, etc) is decent but nothing too promising in terms of appreciation (3% annual average) Here are the details: Purchase price: $170,000Rental Estimate per month: $1500HOA: $1000/yrInsurance: $1100/yrTax rate: ~3.4%I assumed the following:I use a 20% downpayment on a 30 year fixed conventional loan w/ 4% APRNew build so warranty is covering most things so minor, if any, maintenance will be neededTake into account 1 month of vacancy per yearTake into account annual broker fee to list of one months rent~5K closing costs~2k in appliance purchasesResult: Assuming rent range of $1500-$1550/month and assuming 1 year I wont have to pay the broker fee to list:From my cash flow analysis I am projecting to have positive cash flow of around .02%-2.1% per year. 

The reason I look these two places because they are good locations/good school where rental demands are high.