Mitchell but haven't really looked too close at those areas as I don't really have enough capital for a traditional home purchase in those towns. 

(I'd be moving to another primary residence so I'd end up with 1 primary and 1 rental still, just a bigger more profitable rental with almost no mortgage) If I did this, what would the time frame look like - how to I "prove" it's a rental now and not my primary? 

I looked in the forum and there were some old posts about contractor referrals but most of them were 5+ years old and I wasn't able to find half of the names mentioned by googling. 

We are a full service property management and real estate brokerage based in Virginia looking to assist anyone as well as invest on our own.

Looks like more complicated circumstance than I expected.

I am trying to balance my overall portfolio and would like some advice on how people would balance this if they were in my shoes to in order to reduce risk and increase overall gains.I currently have 2 rental properties and 1 primary residence as well as cash and brokerage funds.My main questions I’m looking for thoughts on are…- What percentage would you keep in reserves?

Additionally, when looking at cap rates, people often compare them to interest rates.

While I can definitely swing a hammer, I know there's a lot I don't know about this world and how to grow it into a successful business -  I'm really looking forward to being a part of the  group and putting in the work to build something significant in more ways than one!

Background:Miami-Dade Condo property.I am a first-time seller.No mortgages or loans on my property.Standard Florida Realtors Association / Florida Bar AS IS Purchase Contract.Buyer in default on various provisions and must proceed to purchase as a cash purchase, per contract, so there should be no financing related title charge son my end.I am looking for a flat fee or low-cost title company to assist me with the seller side of the closing and coordinate with the buyer's title company.

I have been interested in long-term rentals for some time and looked at fix and flips when I was much younger.