My seed money to start buying flips/ rentals is tied up in a piece of bare land zoned farm/forest without a dwelling on it.

We've had lots of issues with this PM- horrible communication, questionable charges without receipts and not notifying us of maintenance that needed to be done with the property and we would have willingly fired them a long time ago aside from the ungodly amount written into our contract to break the lease.

We are needing to fire our Property Manager (PM) ASAP.We have had them for many years, and don't have any official contract with them, or at least a written one that I know of. 

The free and clear home is something you can sell at a fire sale price, pledge as collateral for a hard money loan, etc.If you lock in a 30 year loan at a low rate and no redemption or pre-payment costs you have more control.

@Eric Ippolito  first it takes Capital to fund the due diligence process and bring the project to shovel ready but the following steps are free and are done by you to determine feasibility.Check with the city or county to determine what is required for all approvals including site plan and building permits, proffers, water/sewer tap fees, bonding requirements, inspections and CO process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.Check to see if you have to install any manholes,fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements,.Check DOT requirements for access, stop lights and permits, traffic studiesDWQ requirements for permits, permit fees, time framesThis is a broad overview of the process and your civil engineer can handle all of this but it's good for you to know exactly what's required.

I want to start with live and flip ( already been 2 years in this house) and than do some flip and than do rentals looking at 10 or more ( looking to be part of the FIRE circle).Anything that you guys can share on how to go with the live and flip to start and any recommendations on great GC in the Port saint lucie area.

If they violate the terms of the contract you can fire them.

I'm speaking in Dallas at the Think Multifamily Fire Summit on this exact topic coming September 7-8.  

The stuff is fire resistant and impervious to insects and rot.

No one wants to work for free that long.2) What if they suck and you want to fire them in Year 1.