However when I choose a property im considering putting and offer on, I run into issues like existing tenant or vacant with repairs needing to be made before rent ready which is essentially what I’m looking for to force the equity myself.The problem is that I’m unable to find PM or contractors willing to translate what the inspections are showing, what needs to be dealt with, and for how much before closing.  

My ex forced me to sign joint tax returns for 2021 in the divorce.  

This would let you guys live in Florida like you want and force appreciation to set yourself up for a great rental when you move out.

If you're going to buy for break-even cash flow, you at least need to buy with some equity or force the equity so that you're not buying a lose-lose.If you like NC, look at Triad - Greensboro, Winston, High Point - or Alamance - Burlington, Mebane, Graham.

Many other upgrades done to force appreciate.

Recommend keeping your W2 job for as long as possible while building your PMC business.Typically, one needs 75-125 properties under management to actually make a living.This approach will also force you to automate your PMC business and maybe even hire a Remote Worker or two as you're able to afford. 

The challenges is all in the GC arm of the process.

I manage 400 rentals and have never paid a tenant to leave.You ask them to leave.You tell them to leave.You force them to leave through the courts.It appears you don't have the knowledge or experience to pull these off, so I recommend you talk to the tenant and see what it will take to get them to leave.

It seems like they have our arms twisted behind our backs in negotiations.

For the price of $5 I wouldn't think this is worth setting up, but if you just had it as an exclusive discount, nobody will be mad about it if they're not forced to purchase anything.