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.   

But in other cities that perspective would make sense as long as they didn't add other regulations on top of it.

You have put all I have been learning as a beginner into perspective.

You lowered my stress immensely by looking at this from a simplified business perspective. 

I would be glad to offer you some perspectives on items you mentioned if you would like to discuss and I'd be glad to connect you with some investors I have worked with to get some insight on their experiences.