Welcome to the site!

I don't reside in  Florida(but visit often) so I'd need the assistance of   a credible realtor or  savy investor to iron out the details . 

Then do it by comps.We live in Charlottesville,  which is an upscale destination for wine tours, UVA alumni reunions, weddings, and tourists visiting the local history.   

We love it and anyone that visits is blown away by the look.

I'm from Bibb County, Alabama, but currently visiting Geneva, Illinois.

I’ve looked through the actual site to get an idea of rents and quantity of rentals.

If everything moves forward, then visit when the work is being done or when it is done to make sure all is good, and if you are unhappy you should have the opportunity to end your pm contract and find a new one.However, did you say you only have the property under contract, and you don't own it yet? 

Check out the web site for Dave Ramsey to get started on fixing your credit.

Once your tax profile gets more complicated - you may benefit from reaching out to an accountant.The great thing about Washington is that they do not have a state income tax(only a B&O Tax).

Even if you sent out your 100 mailers, you need a site that is tuned for conversion to direct your "leads" to when they see your mailer.