Thanks for simplifying the math that really helped ;) Hi Andrea You can talk to brandon brooks or bob thomas at merchants mortgage they’re a hard money lender can help you finance up to 90% of cost purchase, 100% rehab, for a total of 75% ARV or after repair value and they will hold back the rehab and cash out proceeds for you too so if you don’t use it all, once you refinance you can get it all released to you as “excess proceeds.”

I find old dried up food and dirty floors disgusting.

Looking back I'll admit that was excessive and I definitely reached analysis paralysis, but it got me VERY mentally prepared and to date, I have never lost money on a deal (knock-on-wood).2. 

Any excess cost in winter, which will be low or very low, you split with tenant.

I take out the money every 3-4 months to have excess for expenses and emergencies.My reasoning for paying off home is that it's the safest investment that I can think of because of the Florida Homestead exemption Law. 

But possibly construction garages or larger dry storage...??

I didn't charged for having them but now I'm reconsidered to charge a monthly fee they do pick up after them but the yard does need some maintenance grass brown spots and dry urine spots on the concrete would it be right from not charging them to charging them I plan to once the lease is up.

If you take cats add a clause to the addendum section that says you will have inspections and excess pet odor will be a violation of the lease.

Then expect more mandates and even laws to reduce driving or have the taxes to pay for driving "in excess" of what would be allowed.

Morning Steve....I assume you're talking about that quads on Tammy Lynn Dr?  I