Average for the 2 past years is roughly 9k monthly income.

Basically ~50 years including my mom’s rental without an eviction.   

Also, do not compare costs over a 30 yr period - very few people keep the same mortgage for 30 years. 5-10 years is more realistic.- Overlays - some lenders may have more restrictive overlays than Conventional guidelines call for.

Since the same reporting period last year, asking rents have climbed by 0.8%, up from $41.89.

It's free for buyersThey used to be paid by most sellers, but more and more sellers like me won't pay the old crazy % commission rates,movig forward 2024 a fix fee ($2,000) at best from sellers for buyers will do! 

Literally maybe 3 month old article and really contradicts a lot of what you said:https://www.benoitproperties.com/news/miami-housing-market-s...

You would have to get a relatively short term loan (5 years or variable) to buy the property and fix it up.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

The property is equipped with modern amenities including forced air heating and central air conditioning, ensuring year-round comfort for tenants.

I predicted a 20 to 30 percent correction in prices this year, and I was dead wrong.It appears that investors are continuing to come in for the long haul, with the knowledge that positive cash flow isn't realistic in the early years of ownership.