as a single property owner, do not want to pay full price as there may not much of need of reports, looking for state specific lease and ACH/Zelle/paypal kind of payment options for application fee and Rent collection. any recommendation on which plan would be best?

Third, develop a property management model and plan to keep expenses low and revenue high. 

Do you have a plan for the proceeds?  

I'm a landlord and home owner but my girlfriend and I are planning to move to LA in July and rent a place. 

Step on is decontaminating the site, probably busting out the concrete floors and if necessary the soil under it.

Are you guys planning to stay in the Miami area long term?

There are some reputable hard money lenders and a lot of disreputable ones, but you are going to need to layout your plan and resources.

I have a small health care benefit from my local government career, and I have VA health care since I'm ex-military but it's not as good as it used to be (too many people in the system, too few providers at the VA) so I am planning on buying a supplement on the marketplace when open enrollment comes in November.

I am not (yet) into commercial RE as I am just starting out BRRRR on my first property which God willing I plan to convert it to a duplex from the single-family that it is now. 

Some things that might be a concern:1) Obviously have to make sure things are all permitted first2) I don't want the room to "feel" like an addition, so flooring has to be same level/standardized with the rest of the house3) Unlike the rest of the house that has an identically-shaped 2200sqft basement underneath, this added space will not have a basement directly underneath it -- I'm not sure if this poses major cons for some reason that I'm not aware of4) Especially given the lack of basement underneath, I have to make sure that the HVAC can still somehow be piped into this room#2 and #3 are probably my biggest concerns (#1 and #4 I can find out relatively easily)Any tips/thoughts or other experience would be greatly appreciated.