In fact, meeting the team in person and viewing their work up close would be an important prerequisite for me given how crucial that personal X-factor is to me.  

I was told that pilings add about 10% to total cost so don't see that as a major factor.

Yardi is my main software, but if you're tech-savvy and a real quick learner, you can make almost any software/system to work with what you need.

Then open up with conversation starting with the main item - price.If offering something other than list - Does $$$ sound good? 

How do you factor this in - or do you just avoid all these houses?

With that out of the way...a duplex will be insured on a residential policy while a 6 plex is insured on a commercial policy which has different coverage levels and rating factors.

So I would recommend you start your search in two main areas :  1) "bank foreclosure sales"  These are for properties foreclosed by the banks that hold mortgages in houses where the owner is not making payments.2) "tax sales".

However, if your main goal is to own cash flowing properties this may not be a potential deal breaker for you. 

As I am starting in the Property Management business I wanted to stop and ask y'all what are the main expectations for your PM. 

Yes, that’s what I’ve been seeing when looking for BRRRR here in FL, but there are still opportunities for Flipping.Another market I’d be interested in is Georgia (Atlanta, mainly).