**If any of your potential sellers meet 2 of these criteria (Equity must be one) book the appointment and go to the living room with the intention of signing the deal up on the spot.

@Glenn Gayet,J Scott's comments are spot-on.Comparing  hourly rates, however, is a W2 person's paradigm: trading your time for income.

Miami proper is our target area and our sweet spot is buying and holding multi family's.

You're absolutely spot on about the particle board, sawdust and glue part.

London planning has told me they are against "spot-rezoning".

In my view I'd be providing both a lower cost housing option, establishing monthly cash flow through the lot rent, and setting the stage for long term cash flow through home ownership for the participants rather than renting.I'd love for any of you to point out blind spots, give me things to think about, etc.I know the owner-carry issue would require careful navigation of the SAFE act stuff, which I know only a little about.

But they can't put ads up and TV spots and signs.

You are probably spot on with that one.  

If not, then maybe you buy an investment fixer upper right now to live in rehab, and save your VA loan for your landing spot after retirement.A lot of variables that only you can answer of course, but definitely find a place to buy and get out of that hotel!

@Jon Mason  Justin's analysis is spot on, you will get about $113k from the refi (excl closing costs).