I've asked a number of the major consultants and research people whether such evidence exists, and they all say, 'no!'"

It's to help people learn and share their journey in real estate. whether you are a broker, agent, or investor etc.

The best deals that I find are in my backyard and coming from people that I know and they know that I do flips, want remodels, etc.

I feel the time is good since theirs fear and people are hesitant because of rates not dropping, thus giving me a opportunity to make this move. 

Hybrid's make as much sense as your post does to most people

I would suggest talking to other people flipping properties in the area and ask them for recommendations on investor friendly contractors. 

@Henry Clark is the self-storage expert.

conversions can be more expensive than new construction sometimes. maybe they can do a studio conversion as a start and make it smaller. there are a ton of strategies and structures but start by studying the market for 2 family properties and getting to know the miami zoning codes. you are the expert not them. ask for compensation 

I've heard too many horror stories about people that pay cash for a property because they think they are getting a deal.A moron of an owner could see they could get a much higher price if they just put in the exit signs (etc) and then sold to someone with a bank loan. 

Both construction and eventual casino I would imagine bring more people to the area.