The purchase price is right and the seller has an assumable mortgage in place at a very good rate.

In fact, the rule of thumb in the industry is called the 50% Rule: that 50% of the rent will go toward non-mortgage expenses (vacancy rate, repairs, maintenance, insurance, property taxes, management, accounting, etc.).

Should i transfer the LLC to form NJ to FL.

Too many people think they can simply buy a property personally and then transfer it to an LLC.

As an out-of-state investor I hoped for 2/3 of it, which is roughly the average cap rate OCF delivers.)

I use apartments.com as a tenant portal and to manage secure ACH transfers for rent payments.

Beyond the common terms of the loan: interest rate, overall term, down payment; commercial loans are almost always full recourse to the borrower.  

I feel like a few items, like guest count, amenities, nightly cost would be pretty easy to manually snag data on but what about occupancy rate?

@Kyle Klineall great questions and this is the challenge right now with both prices and rates high. 

There are appraisal fees, inspection fees and other fees involved on your end when you buy a property.When a seller has a need to sell quickly (job loss, job transfer, medical reason, marriage, divorce, probate) they sometimes will take speed and no hassle over list on the MLS.