It has the appearance of MAJOR roi, but I wonder if vacancy is the killer there.

The numbers don't all add up to 100% since some sectors appear to not be represented (agriculture/farming?)

Matthew Burns I'm not sure what 16% of mortgage means with respect to cash flow, but it appears your main motivation may be to avoid capital gains taxes IF the property has appreciated a lot.

It appears according to the US Census there is something in the range of 175 separate designated areas in South Florida so I actually think Miami is likely the best example for this problem. 

Much like many others in this community I'm sure, I read "Rich Dad, Poor Dad" by Robert Kiyosaki and it changed my thinking dramatically.Through a number of web searches and blog posts I ended up at BiggerPockets and I was immediately hooked.

Either way, having your name appear on the state database for unlicensed activity is a black eye.

@Jeff Gore, nothing in this post indicates a history of ongoing anything....This appears to be a single event with no significant issues resulting from it.

Most of my units are multifamily, so a quick talk with the neighbors usually leaves me with an answer to if they moved out or not.If it appears that they have abandoned the property then I begin reminding them about the clause in the lease that states that they are considered to abandon the property I will reposes it after 5 days.  

With many software companies specializing in web based with log ins for owners there is no reason you should have access to your own cash flow reports when you want-units:staff ratio.  

I've been reading mixed comments around the web about this one.2.