They live there for 12 months then move out and rinse and repeat until they can no longer can and then they will have to look at other options to continue purchasing but by then you'll be an expert. 

As for value, have you talked to in agent in the area that knows the market?

The consensus among them is that the area is growing, but the cash flows are minimal.Although I continue to analyze properties in the area, all of them continue to have a CoC return that falls well below 5%.

The fact that they are still talking to you despite that suggests that they might not be sharing some info that would give you some leverage. 

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The Miami market is continuing to show price growth and some inventory growth.

Would you pay for a subscription model say $1000 a month where you got access to knowledgeable investor agent who had zero stake on if the transaction closed but provided you with local knowledge, strategies, ran comps, looked over deals, even looked over home inspection reports, talked in the phone, basically a consultant (you could possibly tack on services like writing offers or seeing a property in person) my thought is if you buy a property relatively quickly, it’s much cheaper than paying 2.5% even if you end up paying for the service for a few month’s and realize it’s not a good time for you to buy you are only out a few thousand dollars as opposed to hundreds of thousands of dollars, this would basically take the agent’s need to sell you a home out the process, presumably there motivation would be to keep you subscripted for as long as possible but you could easily just cancel and if you were interested in buying later resubscribe than.

In the meantime, the population of the country has continued to grow.

Once you have solidified your budget, I would start talking to agents and tell them what you are looking for and where, and begin to get a feel for whats available on the market.

The best part is that the seller will seller finance 70% and can continue to property manage the units.