Comparing 5 Series to 1 regular LLC strikes me as a loaded comparison. 

I am considering purchasing in the florida keys for the purposes of weekly/monthly rentals. 

need help to make sure i have the right steps ( basic format) -find cash buyers & their criteria -drive for dollars , organize info into my laptop-find comparable prices to what its ARV could be - call the owners & pray that they are motivated & find out if they owe anything - find a contractor to help me estimate the rehab costs -offer -pray that they sign -go to title company ( & say what?

I think when once you know what you really want go from there.What are the surrounding properties comparable to your's going to rent for?

Having said that (I'm a lawyer), here's what I'll tell you (for informational purposes only not intended to be legal advice).  

Special purpose, single-member LLC.

Has anybody ever used “Max Spann Real Estate & Auction Co“ to buy properties for investment purposes?

For our area, market rent prices are comparatively low and don't even come close to the 1% rule  (the rent to value ratio here is often more like  .5%, causing it to negative cash flow).

Comparatively I think the market rate would of been $3800 normal rental so assuming 5% vacancy $3610 then 5% management = $3429.50.

I usually get 2-3 bids per project to compare.