I have the discipline to stick to my strict criteria, however, I also have very detailed goals and landmarks/times for hitting those goals that I want to meet.  

With the additional regulation, I guess investor would demand a higher cap rate than the neighboring MD or VA market?

You went past the 5 day deadline, banks can be picky and strict.

My problem is the area my home is in is regulated for 2 family homes only, so my basement and 3rd floor apartment are technically illegal even though they have proper EGRESS and all municipal requirements for a legal dwelling.

The decision to use the agency is strictly based on time constraints.  

I've done the kijiji/craigslist advertising without luck.At this point, it's heading no where and the builder has it for sale on realtor as per the strict agreements for assignments, so he's not working in my favor to sell the unit.  

I know there are some regulations that say security deposit can be no more than 1 month, but not sure if there are other laws the regulate whether Landlord can accept prepayment of rent in FL. 

So maybe the management company is probably blame and is putting low quality tenants in place, not being strict about rent dues, and perhaps rents are worth of an increase to from 525 average to 600. 

Looks like everyone focuses more on the cycle moreso than strictly an property type.  

Bank and lately (last year) they change regulations, they don't do re-finance for investment property.