Or consider working with another experienced developer/investor to bring a deal to the table and some cash for a possible joint venture!  

They are constantly building new schools out here so it is kind of hard to say how good the school districts are.  

Work with an experienced partner that has time and know howFind a joint venture partner that has time to source deals, rehab and handle the management process.  

`````````````````````I do a joint venture with the sellerI use my $20K for repairs, plus $10% interest (private lender or my cash)I buy it on a private first mortgage of plus note and sign a JV Agreement, no payments for 4 months on note, agreement to use realtor, pay 10% commissions, closing costs and wiggle roomNote to Seller $148KCostsRehab $22KCosts to Sell $20KJV Fee to Me $10K``````````````````````````````````````````````````````````````````Total Costs $52I do the work and resell for ARV $200KI pay off note to seller 148KI pay off private lender plus interest $22KSeller gets paid $148KThis is also called a "cooperative rehab"I like it because seller gets top dollar, no banks, no creditNow if you have a "Mess of a house", $200K ARV, needs $100K in work, it may be a total tear down.Different story :)

FL exemption to RE broker's requirement, per FL law: (2) Any individual, corporation, partnership, trust, joint venture, or other entity which sells, exchanges, or leases its own real property; however, this exemption shall not be available if and to the extent that an agent, employee, or independent contractor paid a commission or other compensation strictly on a transactional basis is employed to make sales, exchanges, or leases to or with customers in the ordinary course of an owner’s business of selling, exchanging, or leasing real property to the public.My 2 cents.

., are you guys buying this property with an entity (LLC for example) or just as a joint purchase?  

Saying "Throw the little fishy back into the water" doesn't really add any value and to be honest, it sounds a little condescending.I guess I'm not at the level of the big shots, so I don't have "big gush" deals flowing to me constantly. 

Also I see my Carpentry career as a good way to network I am constantly getting business cards for painters, plumbers, electricians, designers with flipping in mind.

Make sure your lease has joint and several liability and clauses that limit number of days a visitor can stay in a row so you can avoid ending up with a rogue tenant you haven't vetted in your property.

@Alex CotterDont sell, Joint venture with a builder, tear it down, build your new property, dont pay back builder materials and labor (he carries) until resale.Give return 30% but monthly (2.5% per month); If the materials and labor are only 6 months, pay 2.5% x 6.Go to REIAs to find builder.