Any input would be greatly appreciated.Also, rates for property management in Fl.

This will require you to use a property manager, so take that expense into consideration. 

I would just add that some of those lower priced, cash-flow areas will also come with more intensive management requirements.  

Do you see many folks outsourcing the management and still cash flowing?  

It's a great way to build a rental portfolio. 

We’re looking for:Non-clonable access fobsSecurity camera system for entry pointsMobile app access to doors and camerasFlexible arrangement of times at entry doorsAlerts via the appEasy way to manage tenants, move in/out Residents directory management Can someone recommend a system?

(They have the deferred maintenance you'd expect after a fixed income senior lived in them for several years, plus smokers, pets)So how do I turn 5 straggling houses into a proper real estate portfolio and well-managed rental business? 

Im not looking to expand the portfolio.  

In my experience, and the experience of hundreds of professional property managers I network with, counting the late fee as "extra income" will come back to bite you.

My suggestion is to find 5-7 local applications (and application standards) in your geographic area from experienced property managers.