You need to catch them before they go to market.

You're going to run into some high prices if you put in offers on places that are on the MLS (lots of eyes on the property).

There's probably more to it like, oops, we overpaid and need the market values to catch up to us.  

By refinancing your current loan and going to a 30 year fixed loan, you are able to reduce your minimum monthly debt and increase your purchasing power because your debt ratios will be reduced in the eyes of your lender. 

LLC) between myself and a partner - what are some key things to incorporate in the operating agreement (not in cookie cutter entity formations)?

Property taxes are on the rise, something to constantly check and keep an eye on.

I reside in Miami, Fl but have my eyes in the Orlando FL market.

But an attorney would provide articles of incorporation and an operating agreement along with the LLC to designate it for your tax or legal needs that are important to you.   

Do they have any experience in rehabbing house or just your ears and eyes.

The markets are hot everywhere, boots on the ground, eyes and ears, and personal experience along with smell, sniff, and eye tests are what will make real money moving forward, not another way for people to be investors without doing the work.