I wouldn't want to buy in a high crime rate, especially violent crime, area, but what percent is worth my time and money?

HOA is about $400 a month and I need to cover 2 years property taxes and back HOA to keep foreclosure at bay while holding or until a sale.

California has a $800 minimum franchise tax per LLC per year (and it could be higher depending on gross receipts).LLCs allow for orderly transfer of wealth upon death through an operating agreement.

The high HOA fees plus taxes plus wear and tear and the intense Airbnb competition (tons of units) in Miami make it difficult.

If you are paying more than 7% on your loan you are losing money on a 7% cap rate transaction.I think you should look at this a little different.1.

C-class locations can make money but your operatins need to be on point.

For now this is based on trust (no contract between me and her) as we are very long time friends and for me is not really about making money at this point as I'm busy regardless, but more of a help to her.

Me personally is PML - private money lending! 

Even with my income, most of my money goes to taxes.

@Aramazt Tanashian I'd be cautious as no expert works for free.So, either this person talks a good game, but doesn't know what they are doing, OR they are hiding how they'll make money finding you a property & rehabbing it for them to manage.EXAMPLE: contracting companies make 20-40% markups, so why would this consulting company not charge to handle rehabbing a property for you?