I’m new in South Florida and I would like start my own fix/flip business.

My first choice is to always go with a fixed rate of return...so say  10% on their money. 

Are you looking to fix and flip or fix and rent? 

I even did the labor to fix their broken stuff for free.

It is not a quick fix but if the seller really needs more time, then perhaps you can agree to a three (3) month lease.

Thanks @Sen AndoMy numbers about mortgage, insurance at stuff are correct and those are the actual numbers.The question is if to go more on appreciation like you said or just wait for a better deal cash flow that might be appreciated as well.My agent says that if I buy for 250K now and next summer for around 20-30 in fixing up things I can sell it then for around 350K but of course it's all estimated.

Who do you recommend for HML, Private Money, Fix and Flip loans, and standard loans?

The allure of being able to cap major expenses for an AC or Heat pump at 450$ a year plus 100$ per incident charge seems like a good way to keep your costs fairly predictable.I suppose, if you pay this thing for 10 years, and have some minor things like a dishwasher/ AC issues/ Heat pump issues and they fix it, could be a wash more or less.   

@Michael WoodsI just refinanced out of my VA a few months ago into a Conventional 30-year fixed. 

(So long as those refinance 25 yr fixed loan terms are also actual/conservative!)