As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants. 

you seem to want to focus on 100% occupancy.

Make it part of your business model and focus on scaling vs managing.

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If the fence is shared and in bad shape, framing it as a mutual improvement could help.

Are there certain areas of town or types of properties you want to focus on?

Don’t focus on buying or selling right away—just connect and build trust.Both brokers and sellers prefer doing business with those they know and trust.

Focus on long-term rentals in affordable markets with reliable cash flow, and steer clear of high-cost flips, lower-class properties, or overleveraging in areas that rely solely on appreciation.Good luck!

Upside though this also creates opportunities I guess.BRRRR could work here I think but would really need to focus on younger stressed properties to get around bank valuation process.

If you’re set on Florida, focus on areas just outside the main city that are still growing—you’ll find better deals there.