CoC ROI of a minimum of 20% ... high demand areas to achieve 90%+ occupancy ... something unique about the specific property (location, size, views, etc) ... appropriate regulation with no near term changes for seen. ... potential to value add The best purchases I’ve made are from amateurs trying to self manage and getting their butts kicked...

All the best Bob, I'm not sure if this changes your response, but here is a little more context. 

If you ever have any questions or need any advice about the process of assuming a loan I would be glad to help! 

There are non-conventional programs that will allow on an exception basis but not ever one can qualify or will even know about those programs.  

Larger real estate firms will have in-house legal departments to handle this but the truth of the matter is the actual concept and procedures are quite simple once understood and all real estate owners  would benefit from this but fail to implement the systems early on.

A legitimate PM company ain't changing their contract for any customer.

With tampa being such a large and ever-growing community there is no way there are no real estate conventions/clubs/or networking events where i can really leverage my connections and really get to learn from really savvy people. 

I run a couple of other businesses that vary based on seasonality (Turo and RV rentals) so am familiar with the fact that pricing will change as demand changes.Are there good resources our there (or consensus from the group) as to where 2200 sq ft with a hot tub and 15 minutes from some of the best beaches in FL should price? 

Would be interested to get your take on the city as a whole and what changes you've noticed. 

Have you ever considered Tampa?