This indicates a demand for smaller, more affordable housing suitable for singles or young couples, which are typically quicker to flip due to higher demand from first-time homebuyers or renters.

@Justin LaPointe That is a great option!

(Also on airbnb there are options to actually rent a set up tent which sounds weird but people do it.)Fourth:  Set up a youtube channel, which is free. 

Regarding if you should DIY manage or hire a PMC:Many new investors read a couple of posts and then think self-managing their rental property, and avoiding PMC charges, is an easy way to boost their ROI.The reality, is that many of these investors really haven’t taken the time to properly understand what it takes to properly manage a rental property and the corresponding tenants.Here’s a list of some of the requirements to properly manage a rental property:Knowledge of all local municipality, state and federal landlord requirementsIntimate knowledge of all Fair Housing statutesUnderstand all federal privacy laws, as they’ll be handling social security numbers and IDsProper business insurance in the event their computer is hacked and or they improperly dispose of tenant data.Where to advertise their rental, other than ZillowWriting ads compliant with Fair Housing statutesCreating a process to accept calls/texts and schedule prospects to show their rentalA rental application and application fees that meet all local and state requirementsKnowing how to screen applicants to avoid professional tenants and the growing amount of fraudulent dataA lease compliant with all local, state & federal lawsUnderstanding local and state requirements regarding security deposit collection and holdingRent acceptance options for tenants and accounting system to track, including late fees, etc.Plans to handle nonpayment of rent issuesKnowledge of their local eviction laws or access to an attorney familiar with evictionsHow to accept, track and respond to tenant maintenance issuesBuilding a list of handymen and contractors for maintenance and turns between tenantsExpertise at evaluating tenant damages to charge against security deposit when tenants move outResearching local utility requirements to avoid suspension of services that could lead to frozen pipes or flooded basements, etc.

Our plan is to convert it from a duplex to a single family home, and I'm just wondering what financing options are out there for a project like this. 

@John Haelig,From what you've written, I think your first option is to look at 1031ing into a passive investment of some stripe. 

I need help identifying my real options as at this point I only see two: 1) fight it and settle for 5-10 percent increase which is my goal.

I'm looking to find deals that would cash flow better than my current investments and from what I've seen so far Orlando is a good option. 

I typically don't say anything negative but this was a straight up bait and switch, with the change coming after hours on the night before closing.

The other option is hard money, how good of an idea is using hard money for my first deal?