I had 8k saved up, a 10k approval for an unsecured loan from my credit union, decent credit to get a Home Depot card, maybe a few grand to borrow from a 401k, and it was warzone shopping time.

On top of the top rock, you should put garden mesh so the dirt doesn't filter through the rock and into the pipe, clogging it.The agricultural field drain pipe and system was designed to take water out of the ground, not require tons of rock and to also not silt in.

If you live in Jupiter, Tequesta, Juno Beach, West Palm Beach, Palm Beach Gardens, Lake Worth Beach, Wellington, Hobe Sound, Stewart, Palm City, Port St Lucie, Loxahatchee, Royal Palm Beach, Riviera Beach, Boynton Beach or Delray Beach you should check it out!

I am working on my first buy and hold, and I know how i would like it to be if I were going to live in it, but I know renters would trash my perfect carpet and garden gnomes :)    Great work man, hope you find lots more deals !  

My best friend purchased a two family home that was converted from a one family home in Springfield Gardens, just outside JFK Airport. you might be able to find some deals in that area.

Windows can be bought at Home Depot or Lowe's.

Honestly, the cheapest, simplest way to test this is with a receptacle tester, easily available from Lowe's or Home Depot for under $10. 

Does anybody have a worksheet showing the calculation of how you calculated the ARV of a recent purchase SFH and Duplex in Winter Garden that you can share with me?

Home depot has them.  

I have a house in Winter Garden that I am considering using as a short term rental, but I had heard that they are not allowed in Orange County.