We have a strong military presence here (Navy Diver training, Navy Seals Academy, Tyndall Airforce  -top gun flight school) and our International Port is expanding though it's already the largest exporter of wood pellets to Europe and copper importing to the East Coast.I mention all that to drive home the point that this area is becoming more and more of a destination attraction with amenities that were never here before.

It's such a pain now simply finding an insurance company willing to insure our properties in historic Riverside area of Jacksonville.The most recent issue is that of tree roots in the driveway constituting a "trip and fall" hazard.One company had returned our insurance premium based on "poor access" to water heater even though that problem was specifically resolved at rehab by relocating it to the attic.Another property was deemed uninsurable because it had "aluminum sidings".What is wrong with these insurers?

@Mike Wood,Please read my response to J Beard.  

Does anyone know of any existing apps that can at least give a rough estimate of carpet, tile, wood flooring, roof, paint, sheet rock per sq ft?

In my neck of the woods a garage adds value. 

You can literally push a pen into the wood up to the barrel.  

Hi Mark,I always soundproof between upper and lower unitsmake sure you use safe and sound insulation, and do not put drywall just on the wood joist, but there are sound channels (alluminium bars) that get screwed to the wood and then drywall gets screwed to them. 

It is a legitimate concern Jack, but like you, I have had more risk driving  (two people have hit me  and a few near misses ) than as a rental property owner (no issues, knock on wood I know).

So, I may be firing the guy.To date, we've put in new woods, leveled the floors using the self leveling agent, put a new roof, new furnace, redid the master bath, gutted the kitchen, opened up a bar and extended the opening between the dining and living.  

That being said, I have some knowledge of the RE world, but not much.I considered taking a job as a RE agent, however a few things ultimately stopped me from doing so:1) The amount of start up capital needed (roughly $2,000) between licensing and fees, agency costs, etc. 2) The market here in my neck of the woods is very limited.