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

I'm rereading Brandon's book on Managing rental properties and he mentions that you need to give everyone an opportunity to apply, even if they don't meet the minimum criteria you have set.

I currently just have a 2-door honda that I will use for business travel/managing the rental.

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

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.

This is privately arranged property management. 

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).

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.

**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.