If I make it a rental will the seasoning period be the same?

We currently manage 10 rental units.

Air Bnb the other side while you and your friend live in one side so you live free, and after a year you can make both sides medium term rentals and buy something else. 

I came across a random podcast talking about FL's market crashing due to inflated cost with too low of a demand, along with refusal to cover storm/hurricane from insurance agency ( I admit I haven't researched the truth behind this one), assuming it pushes owners/investors to go to private thirds at a massive premium.

What are the average cap rates for Reno single family rentals?

Well, it worked, but only because it was already a smoking deal and I was just trying to shake a few more pennies from the cushion - otherwise, I would have walked and had my agent tell them to sell it to the other offer ;)On the plus side, I now know how this particular agency operates, and I will avoid their listings in the future.

It looks like you live close to your rental… I would say, “why not manage it yourself?”

I know that from my rental properties, many of them are close to identical, we rehab to a uniform standard and it always amuses me to get appraisals back.

In general I'm looking for fix and flip and rental opportunities 

Did you check with the HOA about any limitations & requirements for rentals?