If you are only looking on market then you may be missing out on more motivated sellers who are willing to negotiate based on their situations.

For the applicant that I accept as my first tenant, send them an acceptance letter and collect security deposit + first months rentI am sure there is something (maybe a lot) that I am missing.

In a nutshell, and unless I missing something (totally could be!)

I think our were missing adding in the security deposit on your example.Good Investing...

Realitors told me i was too late to florida in 2014 and I missed the boat.  

You would have missed out on making so much money and taking advantage of a great run in real estate. 

I do have a real estate agent who has done a decent job in sending me deals but it seems like I always miss out because investors are moving way faster than I.

We paid a pretty premium price to a contractor company for the bathroom because we were installing a washer dryer, they promised us a bunch, sub contracted, missed schedules, mismanaged the project, went over budget, and 2 months over time line.That said 3 months should be enough if its well oiled, but I would definitely plan for the worst, and hope for the best :)

Just wanting to make sure I'm not missing anything.

Am I missing something?