Pick our a standard Earnest Money or purchase contract... it will be fill in the blanks.2. fill in the blanks IE purchase price  who is buying who is selling and settlement date.3. get it signed and e mailed back by seller.. 4 walk the contract into a local title company and have them process it like any other transaction.pretty simple as you said.. or find a simplithetic realtor who will take 30 mintues with you.I don't know FLA RE law per se the disclosures are usually on the onus of the seller not the buyer so you probably have no issues.. but again a RE broker should be able to answer these questions in 10 mintues

Hey @Jordan Jettwelcome to BP you couldn't have picked a better location to get a nearly 100% free education on all things real estate investing.

Pick the Roth option for your IRA. 

Yes Im assuming these cities are not ideal but wanted to make sure before picking another one as I would like to move to one of these cities next year. 

Picked up a triplex with some modest cash flow, and have been self-managing it since then (it's just a few miles from our house). 

Good luck with your license and really vet the brokerages before you pick one.

Pick the top 5 and call them.

This stuff obviously doesn't need a well trained eye to pick up on.Maybe you don't have your own attorney but just going with the agents guy that is probably just someone that they find easy to work with as they churn out vanilla bank financed closings is not a great one for an investor.Finally I could not follow where you were getting some of those numbers, but I will almost guarantee that you are over estimating your profit even if you were to hit your original repair budget.All that being said you didn't say that you waived the financing contingency.  

I know it probably doesn't help ease the pain but many, many other people will benefit from your insight and you may even pick up some valuable feedback from the more experienced folks on here that will help you on the next one.  

Goal - purchase houses to make more moneyhow to get there - do whatever it takes. even if it's working on the house after kids go to bed until 3am and pick up materials at 6am. save every penny you can until you can afford to hire it out.the end.