I lease the rooms individually to veterans.

If you're looking for a house hack I would wait patiently for the right 2-4 unit that works well for you and your own individual needs or I would buy an older SFH with an accessory dwelling unit (or the opportunity to add your own or convert an unused structure on the property).

Cap rate is a function of market risk and rarely will change on individual properties. 

What I want to know is what banks have individuals had the best experience with down in south florida.

AB 670HOAs Can’t Kill Your ADU DreamsHOAs were one of the only governing bodies that had the authority to overwrite state laws.

Cost segregation combined with bonus depreciation is huge.A lot easier to 1031 one 100 unit property than 100 individual houses.Apartment rehab often stays below the $2500 de minimis safe harbor per item (because apartment communities don't pay retail) - which means immediate deduction and no future depreciation recapture (i.e. an HVAC replacement may only cost $2400).Some apartment rehab above $2500 per item can be immediately deducted if it does not meet the 20% "unit of property" rules (i.e. replace one HVAC system in a ten unit building).

Also consider how you will title the LLC interest (individually, as tenants by the entireties, JTWRS, etc).

What I've found is that our local housing authority, does an inspection and then determines how much they will give for the unit in rent.

Let the residents add on to have their individual room cleaned by the cleaner for $20 more each week. 

The partners are a stellar group of individuals who have integrity.