I believe it was like 1.8oz to low 2s (depends on many pieces of paper, etc.).I got 6.4% response if you count every single expired I sent, whether I went through all 3 steps or not.I got 10% response if you only factor the expireds that got all 3 steps.So, my first step was a postcard letting them know to be on the look out for a home seller's guide. 

…but I feel like every minute counts in minimizing those HML carrying costs, unloading the flip and moving on, especially since the rehab itself took about a month & a half over the initial timeframe (due to no fault of the contractor’s).

I've never heard the term "hand money" being used in an actual written contract, however, but as long as the contract explicitly states the role the "hand money" plays in your arrangement (for example: whether or not the $10k count towards your equity when you exercise your option to purchase the property) then everything should be fine. 

I think they want you to stay in the home three of the last five years, unless their are extenuating circumstances ... and I don't think 'I feel like moving' counts ... it's things like new job, family issue, etc.

In any case you should be able to count your rental income as your income after about 2 years.  

First of all you can never and should never count on getting any property rezoned...

First of all you would never count what you pay for your living quarters as rent.

For every new partner a valuation of the company would need to be determined and the existing partners sells shares to the new partner based on that valuation, keeping the total share count at 100,000 or whatever is decided. 

 (27 and counting, with 6,000 + new units coming on the market).http://www.bizjournals.com/orlando/blog/2015/04/27...Not to say you can't ever do well with a condo down here, but it will have to be that diamond in the rough.To John's second point, you can do very well with the BRRRR strategy.  

But you need a lawyer, so count on a grand realistically.