@Brice Hagler Bishop, if you don't mine me asking, what are STR'S?

Both channels are open for anyone to use on mine.

My hone warranty would have fixed the AC if it broke, but mine was so inefficient it couldn’t cool the house down on a hot day last weekend.

What has made me less excited is the fact that numerous tenants of mine are now giving notice and buying their own houses!

@Nicole Vincent, i dont want to rain on your parade, especially as i havent seen the property and make my comments based on assumptions and personal experience, BUT... additionally to all the great comments ahead of mine;As this is in Florida you also want to think about the strict building inspections when rehabbing.

Hey @Igor Nastaskin, a close friend of mine does leasing in that area.

I'm not asking for the legal side of charging the transaction fee, that varies state to state and broker to broker, I'll talk to mine about that part.  

I would try and find a few partners that have a complimentary skill set to mine that also have about that much money to invest and then I would start looking for value add apartment deals in the 1.2MM range and 8-15 units that we could buy, update, increase rents, add a good amount to the NOI in the first year or so, then try and refinance most of our money out by the latest year two.

A friend of mine who is a real estate investor told me, “if you see it on the MLS, it’s too late”.

I hope this helps and I hope your situation turns out better than mine without any vandalism.