I’ll definitely look into what I can and can’t work on legally

This tenant is month to month and can be given 60 days notice to leave so we receive it vacant (double checked to make sure and it's legal).

We're letting her stay here for a couple of days and going to follow up on the legalities of her staying till she's 18 tomorrow, I don't want to put myself in any bind there. 

These are often transferred in bulk... with the deed having page after page of legal descriptions and possibly a chart of annual rents.It should be easy to find people who own hundreds of ground rents by limited research or just asking around.Each ground rent gets registered with SDAT using their form.You don't foreclose a lease... you pursue an ejectment action or action for possession.

Disclaimer: Always check your local laws and regulations.That said, if the tenant does not move at the end of the month, you will probably have to initiate legal eviction proceedings. 

I keep reading and can not figure out a clear solution that keeps me covered legally.

You hope not, but there is always the possibility of a bad tenant that could cost you a lot of money in lost rent, legal fees and damage.

The resales are non sense as long as you buy %20 Off market value because you have to sell the similar amount with your neighbors.I can only sell what I'd buy , I have to believe it to sell it so in this case I only believe in Single Family houses in Miami which is average of %8 Cash on Cash Return + Huge appreciationmy investors are Cash investors and their goal is Buy and Hold = Buy -Renovate - Rent  and sell in 2-5 years for appreciation and repeat the process.Me as an agent , I will need to find the deals + Put my team together for Renovation and legal stuff + Rent out and Sell at the end of process and Find another one to buy etc.I don't want to be like a regular agent, I want my buyers to make top money so they can invest more and refer me more.

This also doesn't include any summer leases at $500 per person which will be directed to our CAP EX fund.A break down of the estimated first year PL sheetGross Rent:$23,400taxes: $1,560insurance: $590Water/sewer: $2,000Gas: $1,900Electric: $1.500Maintenance: $1,000expense total: $8550NOI: $14,850Debt: $1080x8months= $8,640Cash flow (paying toward HELOC principle) $6210(yes I'm not including Vacancy for this year, I'm also not including Cap Ex this first year either)utility estimates are based on previous averages, and also our first 4 monthsYear twogross income: $26,000taxes $1,560insurance: $590Sewer/Water: $2,000Gas: $1,900Trash(year two electric will be on tenants and we take over trash): $300Repairs/Cap EX fund: $2,500  (summer rents will be added to this)Expenses: $8850NOI: $17,150Refi Debt (125,000 loan @5% estimated): $8040Cashflow: $9110   45% COCOverall this deal is turning out very well, an seems to be an awesome first investment property.

For instance Sole Propertierships do business under the owners legal name but hide this by using a DBA.