I would stick to outer zip codes, not center city zips. 32205, 10, 20, 21 22 44, west of the river. 07,11,77,25,16,46, east of river 18 and 26 by the air port.. if the portfolio is higher end investment homes 17, 23 57,56, 58 59 , and  24 ,33, 66, 50 .toward the ocean. 

Does anyone recommend a quality property manager close to this location?

Any tips or info what i can do would be great.

Outside of numbers I will also look at the area and see what the unemployment rate is and if the median income can support 2.5x's the average rent amount I'm seeking after the purchase - I also look at the competition's rates and quality.

@Basit Siddiqi Thanks for the tip.

The HOA fees will typically kill the cash flow but on the flip side of that you will have a quality product and with generally low maint..

I will be speaking to some local lenders during the week.Thanks for the tips guys, really appreciated

If the water pipes are properly winterized they should be blown out with air as there are often low spots that trap water which freezes.

I have a bi-yearly contract with them to maintain the units and they currently have a new policy where they check for mold in the duct work by an intrusive method and they are finding slight mold growth and are recommending this device called Nasa Air Scrubber (~$1200 per unit). 

Hey all, Need advice on how to structure this interesting deal. It's a 6 unit building that is in need of a total rehab (already gutted to the stud) I have a partner that will cover the entire rennovation about 180k. ...