I would grab anyone who will do it for you and I would expect you will pay 15 to 20% apr for those type of loans given the risk profile.. has nothing to do with you personally as a qualified borrower but for a PML if something went wrong and they are sitting behind 3 to 15k mil in senior debt most could not pay off the first to protect themselves. 

How do I prevent someone from staying past their stay without pay?

If you lived in the property for 2 of the last 5 years then you do not pay capital gains tax when you sell.

I was asked a question from a client and I do not know the answer.

When vetting a potential dev. deal investment, pay close attention to the developers experience in the market and the number of deals they've successfully exited. 

I actually just did a dscr loan to pay off the hard money I borrowed on the second property (where we live and rent the actual house) I estimate the appraisal to come in around $215-280K which if I were to take out 80% would barley give me enough to buy anything in the FL market and have cash left over for renovations.Not sure if im missing a step here or if it might be best to buy an auction home with that cash to flip and have more capital to have more deal options. 

Starting with the question of whether you can subdivide the parcel without paying off your current mortgage, the  question is what is the home on the smaller parcel worth, rather than focusing on the current ARV of $325,000.00.

(Obviously biased) I have been finding some great deals lately for myself and my clients!

That makes sense because I have friends and clients that have moved to Miami/nearby. 

@Don KonipolI like the “real estate is linear” and will always increase every year by X and one today was it’s ok to pay $300k for a $250k home as it’s like paying more for a subscription on a monthly basis vs on a yearly basis….