And finally (I personally despise this option) you offer cash for keys.

I to,d him if he thought selling Cutco knives was challenging, imagine trying to sell a person on investing $50k or more with a sponsor that has yet to perform in this RE market (regardless if the value add is smart and likely to do well).  

Practice your personal elevator pitch in the mirror out loud until you feel comfortable saying it. 

TIAEither way, I would get on a plane and check out the cities in person.

but again, recent changes in the market have made cash flow much tougher just about everywhere.i don't invest in Florida myself but I'd pick a couple markets, go to each one in person, and look at as many places as you can. 

This is one I was personally involved with.

After you Rent and are ready to refinance, how do you work it so it doesn't go against your 10 maximum personal loans you are allowed to have?  

If you will be using a DSCR loan, property will be owned by your LLC but if you're the only person on there, he would have some right (or could claim) to that property upon your death or divorce.

Their relationship with me as the property owner is exceptional and their communication with the renter has made things run smoothly.

We mostly work with investors and we want to make sure this relationship works for both parties.