I have several deals going exactly like this right now, and bet there's millions of these done with other investors around the country.You might want to take some investing courses to broaden your perspective.

The deal definitely works purely from a numbers perspective, but having never subdivided land I feel my formula could be missing certain metrics associated with the subdivision process.

Help me out from the sellers perspective.Say the seller understands and agrees to concept knowing it stays on their credit.What, from the sellers perspective, protects them if I don’t pay?

We made some updates into each unit, mostly cosmetic upgrades (fresh paint, new fixtures, repair doorbell, change bathroom vents, new door locks, new gutters, HVAC replace, etc), and live in one while renting out the others.

To offer some overall market perspective from what I am seeing in the area, and the little I know about some of your properties from seeing them listed on the MLS... this was a C/D class portfolio that I would consider high risk. 

During 2023, they decide that AirBnB is too much effort and they want to rent Unit 2 on a 12-month leaseQuestions: Do you foresee any issues with this scenario from a tax planning perspective?

From a lending perspective you can form the LLC at any point of the processes.

I also put in an offer of on an almost new construction (2021) single family home yesterday being sold by a divorcing couple, but they want full asking price and the wife is being weird trying to stay in the home after the sale which does not help me as the family needs immediate housing.I would really appreciate perspective from this group with experience in the Fort Myers / Cape Coral area. 

I'd like to hear your perspective on that too.  

Graham,A few things to remember from an insurance perspective:1. once the Dwelling moves from owner occupancy to tenant occupancy the policy will most likely need to be moved from a Homeowners form to a Dwelling/Fire policy.