Definitely a long game player here so that seems like the move.

I have a 2 bed rental in the resort area of the mountains.

@Todd Goedeke here in Orlando, being in a HOA managed community means your home will come with the resort type amenities most of our guests are looking for.

This is because FL is a unique market that many of the national carriers and online players don't want to get involved in. 

Adult movies and a blue ray player, scoped pellet gun with starling bait, suit of armor, kegorator, life size Marilyn Monroe picture stand up display, periodic tables of beer styles/sex/meat, deer antler collection, firepit, horse shoe pit, the list goes on.  

In reference to one of the replies to this post, it seems that if you have to resort to "teaching" then the actual program must not be worth operating....

Found the deal through a good friend, fellow middle school sports coach (my son's track coach) and one of my football player's dad.

You are right, you just need the right player in your pocket!  

I have almost 100 properties there and this summer wiped out a lot of weaker players.

However, it has/will put a hamper on deal flow for us unless we find a deal good enough to resort to hard money lending.I have heard legends of banks who will allow you to refinance if you have your LLC write a note for 300k (est ARV) on say a 200 purchase price and be able to refinance out.