My estimates are based on personal experience having done a fair amount of renovation on my primary residences and estimates from friends and family who are contractors.

Most paid way too much, based on multiples that were based on weird years. 

Hey Daniel, If you are qualifying for a DSCR based loan, you do not have to do the extra step.

I'm based in Florida and investors here are getting killed by Taxes and Insurance.

i bought a home warranty once and never would again. they rarely have things taken care of in a timely manner, which can be fine for your primary in some cases, but not for a rental. and the companies they contract to do the work, are getting paid pennies on the dollar for those jobs based on the deal they negotiated, so they're in NO rush to get out to you. and like any insurance company, they do all they can to get out of stuff. it was a waste of not only money, but also time and energy.

Why would someone be willing to take payments on a home based on your promise to pay?

@V.G Jason thanks that helps the M2M is based on Zillow and Redfin although the numbers listed above are ~100k less per property than what those websites show for each propertyI need to look into recast I am assuming the mortgage broker would know this?

Jacksonville is a great place to invest as I'm sure you've figured out based on your homework.  

I would let him know that any unused rent money would be refunded, along with his deposit, assuming he meets the lease requirements.Personal opinion based on the information shared.

Based on what you're describing, I think your going-in criteria is definitely something that is strong *however* your goals may not match what current market reality is.When you say $3200/month payment - do you mean $3200/month before or after accounting for potential future rental income from your tenants in the other units?