Everything I've done to date is with LOC financing ... and for the first time in 20 years I'm feeling the pain because of the rates. 

My feeling is your late fee is too low.  

Feel free to DM me. 

I feel someone has to put more down to become cash flow positive.

Now, feeling prepared and informed, we're ready to take a decisive step toward acquiring a duplex property by this summer, to begin building our rental portfolio.We're particularly drawn to the Pinellas-Hillsborough County areas, our childhood home, motivated by its long-term growth potential and our deep local knowledge. 

Louis, feel free to PM Me and I will send you a few contacts in St.

Driving by yourself is key - gut feeling matters!

What are some of the lesser common things you add to your properties that may make it feel more luxury, or make it worth more?

Don't be fooled there are fair number of seasoned investors in that market (for proof see my failed 3-4 offers that were beat out), they just dont feel the need to discuss the market online here because it seems like a bit of a tighter network. 

Feel free to shoot me a DM if you are interested in discussing further!