In other words, the property needs to appreciate 35%+ just for investors to receive their money back.

Above 5+ units is possible but more challenging and rates are where you would expect them..50-65%LTV will be common for higher plex units, a common workarounds is if they have a US based family member or business partner with an LLC..Some investors or lenders have specific countries of origin that are restricted or even prohibited, check with your mortgage professional. 

Shoot me a DM if you want to chat more, I'm Miami based. 

The city has acknowledged the current STR rules are not legally enforceable and based that on the recent court case in New Orleans where the requirement to have a primary residence in the city was deemed unconstitutional (Atlanta's current legislation has this Primary residence requirement).  

How to Proceed1) Can I go straight to a 3 day notice to quit based on documented smoking violation alone?

As others have mentioned, the property's potential will vary heavily based on the amenities you can add, the guest avatar you market to, and what you plan to do with it in the non-peak months.

FL is also the toughest state in the country (based on my experience) for reliable contractors.If you don't need a ton of house, you could find a nice option for yourself and try to get a small rental.

There is a safe harbor for you…it’s just 110% of prior year since you’re over the $150,000 AGI.You can also base on 90% of current year’s taxes to avoid the underpayment of estimated tax penalty.Keep in mind you can use Form 2210 along with your return to show the IRS how much income you earned by quarter and make your estimated tax payments accordingly.

Entrata, which is a solution for larger PM's, has a service where tenants can call a 24 hour US based call center, the live agent determines the severity of the service request and then adds it to their portal, or if its an emergency, calls on-call maintenance and coordinates their response.

Am I off base in that assumption?)