Most of the properties are in rough shape and need a variety of work done. 

Agreed ... to add detail, project the future income and expenses (including appreciation and rent increases based on long term historical averages, sale if/when applicable, taxes, transaction fees, everything) under a variety of scenarios, then run IRR (excel function) on these projections to compute your rate of return ... the results will be enlightening and inform your optimal strategy.

Sub 1 million dollar properties tend to be of lower quality and in rural locations or if suburban they are more the mom and pop type variety and not national tenants.Step 3 Get with a commercial real estate broker to discuss if you want to invest in state or out of state and what kind of cash on cash you want to generate going in off of the purchase.Step 4 If you have no clue about want to invest in for commercial contact a commercial broker for step 1 and get on the phone so you can work through and find a direction you want to pursue with a commercial property.I specialize nationally as a commercial broker in retail and multifamily helping clients purchase.

He calls/texts pseudo frequently with complaints, sometimes not.

@Douglas Mack there are tons of REI clubs and associations in FL, pretty much one for every region.You may find this podcast helpful if you are trying to get a guage for different FL markets: Invest Florida ShowIt covers real estate investor advice for a variety of asset types for markets all over the state. 

He was great, setting traps and checking them frequently.

Hi @Mark S. yes, your post is visible :) You're asking some pretty big questions and there are a variety of answers from a variety of angles!  

There are a variety of multi families there and they're available cheap.

trustee sales have no redemption period are you talking about sherrifs sales.. which are not as frequent.

Thanks for your input too, I see your comments frequently and you always have wise feedback.