change ownership to a trust , or incorporate , to stop bad tenant.to protect my personal investments.and getting rental insurance

I am waiting for the profit from that one to use on my next venture but that money still won't really give me enough to do what I want.

However, I see these areas as an opportunity to at least start my real estate venture. 1.)

But all of the big ones like St Pete, Clearwater, Maderia have laws against it and they can crack down.That does not stop 100's of people from renting short term there, but I would hesitate to invest in a property like that which required short term rental to make any money.

A partner or a Joint Venture is a good idea.  

but no one elseThis is what stopped my out-of-state plans for expansion, as I wanted to create my own Property Management firm.The current PM is your EMPLOYEE (and that's a bag of worms by itself) unless she has a business license (at lease a DBA)Regardless, at a  minimum, you need  a formal agreement between the lady and yourself AND to serve notice to all current tenants of (a) your ownership and (b) your contact information. 

Perhaps it's a house near a bus stop that takes the kids to school- great!

In the future, I will be venturing outside of Florida.Eddie

Good luck with your new venture!

The interest paid back to myself would only benefit my retirement, I can stop giving money to those damn dirty banks, AND, most relevant to this post, I would lower my taxable income to an all time low.