I'm merely seeking your input and hopefully raising questions of underinsurance and exposure to litigation which may help you in examining your endeavors as well. 

So there are a few higher or one way way higher blow up past stats in this market. 

Anyone looking at the Jacksonville market, please do yourself a favor and don't listen to the "experts", do your own research and look at the market stats, they are available by the 15th/16th of each current month for the previous month at the local MLS, here is the link and you can review the history as well.

I'm actively enrolled in my local colleges' pre-licensing course, and am excited to be finishing up and sitting for the state exam in May.

So it really boils down to enforcement or lack thereof.One of my bird dogs though got turned in for having a sign in a yard for a home he did not own.. the neighbor knew he did not own it.. neighbor probably wanted to buy it.. he turned the guy in.. after examination it was determined this was his business model and scheme and big fine and big lawyer fees later cease and desist and now he runs everything to me as I can close and we simply JV and never market anything until I have closed and own it.. even though I am an inactive broker..

You can also examine the possibility of "rent escrow" in your area.

Rough guess on the purchase price would be between $175k-$215k based off what you find in the detailed examination of the books.

I have an out of area realtor, that has hooked me up with daily MLS stats, so he may be able to help me with this as well. 

So management is more important than market.Of course, this doesn't mean that numbers don't matter, they absolutely do, and any turnkey company worth your time should have solid data-backed stats that you can use to run your ROI calcs.

Well, we have almost completed an extended rehab - new innards, finished a 950 SF basement, stopped flooding etc. (really wished I started a deal diary of this one!) and have run into a snag.The HVAC needs some repair...