Looks like your question hasn't been answered.I am locking up about 8 deals a month by cold calling & direct mail - I hired 4 cold callers to generate me hot deals and I take the direct mail calls to my cell phone personally since that marketing channel costs more money. 

@Mack Benson Incredible insights.

(We live in an area that gets extremely hot in the summer and a working cooling system of some sort is a requirement on mortgages, but I've told him we don't have to buy one in our area.)

There are deals out in the market no matter how hot the market is.

There should be a ton of meetups in Orlando, and when Covid eventually passes Orlando is a hot spot for Real estate conferences, I would highly recommend attending one!

Vinyl plank floors, paint, refinishing hardwoods, new hot water tanks, etcc.

@Danny R. the question on when to form a LLC or not is a hotly debated subject.

However, an incredibly iconic and historic building in our hometown city is currently at risk for being either demolished and redeveloped, or rushed through local legislator to become a government building.

I'd look at buying a home warranty as insurance in case one of the major items (hot water heater, dishwasher, HVAC (hopefully, but you'll have to beg) goes out.

And that "close out" likely involves removal of the tank.The seller is older, in her 70's I believe, and we did already beat the price down quite a bit from asking due to the fact that its only worth what it is worth to us based on the numbers (regardless of the hot market).