I got a call from the Florida Department of Real Estate informing me that since I do not hold a real estate license and because I am not the owner of the house I cannot market the property for sale.I explained that I have an equitable interest in the property in the form of a contract for sale and purchase however they maintained I must remove the sign or face felony charges.  

If so, you will want to check if he pulled permits for the work - if he didn't, you could find yourself having to rip out work that he did and should have pulled a permit for (yes that really happens).Also if you are looking at it as a 3 family (or he's telling you it can be rented as a 3 family) you need to check with the building department (not the tax assessor) for the town to find out the "legal use".What excites you about this particular deal?

I can give you a few names that don't haggle too much, Wal-Mart, Bass Pro, O'Reilly Automotive, Price Cutter, Factory Outlet and Hammons Hotels, they have their own RE departments and they'd eat a real estate agent/broker's lunch.

The neighborhood runs under a 5% vacancy according to the commercial inspection and appraisal which makes sense because the new tenant was ready to move in even before the departing tenant was moved out.  

@Brandon I want to get 1or 2 bedroom so that I can live in with my girlfriend and we can use the money we pay in rent can go to something we own and keep and build equity but I wanna wholesell and use some of that money to get some buy and hold properties but I work for cox communications so talking to people is real easy for me since I work in the tech support department and when you deal with upset costumers is very important to build report and trust so that they know I will do everything i can to solve there problem and that should give me a advantage when speaking to seller's and buyer's

You can file eviction orders and have them served by the sheriff's department, who will ensure the tenant vacates. 

Therefore, loss mitigation departments and REO departments are set-up to be the least expensive they can get away with under their servicing agreement... which is why short sales now take an average... yes average... of 7 months!

For example our DOT ( department of transportation ) system is backed up with road requests for about 20 years.

With the limited options in Florida, you will want to stay in the personal lines department as long as possible. 

Also permits on property are public record and usually available to view at the city building department and in some areas are available online.