One way of approaching this is to ask experienced local realtors (maybe both residential and commercial) and see what their opinions are.

Search for the National REIA and that site will list all the local REIAs.

She said she had “ditched” that particular Guru - partial refund – and now was being mentored by a “local, hands on guru”.

@Angela Costa IMO if your rentals are local to you I’d suggest trying to manage them yourself if they are in reasonably good condition and you haven’t seen your PM have too many maintenance issues with them.

Current water lien law may not be relevant since you bought before 36-60-17 was amended to include that limitation.What does local law say about lien duration for water? 

Check with your local lenders in Florida.

Quote from @Karter Ringstaff: Looking for information on the easiest way to get approval from hard money lender if you’re an first time investor  Hi Karter, I am a local agent and investor in the Grand Rapids area.

To get suggestions, you may use online search engines, contact friends and family for recommendations, or get in touch with regional real estate investment networks.Go to seminars, networking events, and gatherings for local real estate investors.

So many nuances from property taxes, insurances, what does airdna or rabbit say, cost of internet, HOA, permit costs, local utilities, are you doing maintenance or is someone else.... 

We have little knowledge about the area and hope to get some advise from your local pros/investors regarding the cap rate, vacancy rate and NOI for such property in a C to C+ neighborhood.