Either way, working with an agent who is punctual, eager, and a go-getter is essen- tial.

It makes me focus on what's essential to find motivated sellers in Texas.

HST only applies in instances where you are a) purchasing a commercial property (i.e. strip mall, office building, etc) or b) where you are purchasing a new building (or one that has been renovated to such an extent that the CRA deems it essentially "new").    

The rate is 6%, and apparently easy to obtain with no paperwork, and takes 2-7 days.

She is on a HUD voucher, rarely calls, very nice and is timely about her paperwork.

So I'm about to take the plunge into a STR in Florida (Disney area); this will be essentially a second (winter) home that I hope to fill up in the times that I'm not using it, mostly March-December.

So much consideration goes into turning a single family into an apartment building essentially.

Even if making sure a lease is run through winter months is a good idea it should not essentially be up to the tenant to automatically renew a lease by staying over.

I would have it cleaned and fix the water damage and dishwasher.Do inspections at a minimum annually and look for problems like water leaks.Come up with clear expectations of what YOU want cleaning-wise and communicate that clearly in both the lease and move-out paperwork so the tenant can meet your expectations.If this guy moved out early, I would hold back the rent that was due to the end of the lease and nothing else unless you place someone sooner.

But for that first phone call when it's stated income since you don't have paperwork yet, sure, you use that to get an idea.