I'm Miami based as well.

If you plan to expand your portfolio, starting with a 4-plex might provide a stronger foundation for future investments.It's also worth consulting with a local real estate agent or financial advisor who specializes in investment properties to get personalized advice based on your financial situation and market conditions.Best of luck with your investment!

Have you talked to your current HML about rolling over your current loan into a new loan based on the work/improvement already completed?

So we overlay these trends on available land based on a max price per square foot for lots.

In many instances a bankruptcy is the best outcome for everyone as it keeps the borrower in their home while reorganizing their debts. 

one thing you should look at is what are the capital market drivers in the market. in our market housing, mixed use with restaurant and retail, higher density infill, affordable housing, etc. also look at fast track rezoning which is typically for affordable based projects. that's what I'd recommend.

like I said I was just playing devils advocate ..

That is where we don't meet the residence requirement.Looking at the partial exclusion, based on the residence requirement of each living in the residence for 24 months I calculated this:(24 months[me] + 12 months[spouse])/(48 months) = 75% partial exclusion = .75*$500,000 (married filing jointly) = $375,000 exclusionAm I thinking along the right lines?

Quote from @Jim Doyle: Ask.It is very common to offer a price, then negotiate repairs or price reduction based on what you discover during the inspection phase.

Yes, many appliances are switching to card-based payment systems.