You are right, given all the traditional Cougar partying, I guess 2MM might be a little light on the coverage.

I don't think anyone's going to find out if a single light switch was replaced in the property, but if suddenly there's a new roof on the property and no contractor invoice to back it up, that would be against the rules.

There are in-state and out of state investors there, so you can get a feel for the landscape out there..

Their name will be highlighed in light blue if they are tagged correctly. 

1- I do think your $250 SF build is on the low side, as you're including soft costs, old house demo, and landscaping.  

So, in that light, it does begin to make a little more sense to a casual investor.

Our longer term tenants put lots of holes in the wall, paint, tear up the landscaping, etc.

Most apartment complexes currently have a several month waiting list for a 1 bedroom, yet 1 bedroom condos remain incredibly cheap in Orange County, particularly around Universal.. so.. the opportunity is real around here, but, you have to begin with what makes Orlando-metro unique, because it severely alters the landscape compared to other (typical?)

in my area, landscapers charge a minimum of $100 per month to mow a lawn.

Lot is 10k sq ft so there is a lot of landscaping to be done.What are you thoughts on cost, both per section and total?