Where in Florida can a duplex still cash flow with $50,000 down?

Question

I’m curious how other Florida investors are underwriting this right now.

If someone has around $50,000 available for a down payment and wants to buy a duplex in Florida with financing, where would you realistically start looking for cash flow after insurance, vacancy, taxes, repairs, reserves, and property management?

I know South Florida is probably difficult unless there is a house hacking angle, seller financing, or a strong off-market opportunity. I’m more interested in realistic inland or North Florida markets where the numbers may still work.

The assumptions I’m thinking about are:

• $50,000 down payment
• financed purchase
• long-term rental strategy
• duplex preferred
• must cash flow after insurance, vacancy, repairs, taxes, and reserves
• not just “rent minus mortgage”
• clean roof / 4-point inspection matters
• legal unit count matters
• flood zone and insurance matter

Would you start with Jacksonville, Ocala, Polk County, Volusia County, Pensacola, or somewhere else?

Also, what minimum rent-to-price ratio would you require before even analyzing the deal?

Michael Crouse · Answer

I have briefly looked at the Florida market and it seems you need to be in the middle of the state. If you're looking in south Florida or anywhere near the ocean the prices are hard to justify. Everything I looked at was negative cash flow due to the expenses.

Vijay Friedman · Answer

@Roland RuizYou're looking at the right variables—insurance, taxes, flood zones, and maintenance can make or break cash flow in Florida. I'd also compare financing scenarios early so you know what payment range you're targeting before narrowing down markets. That can save a lot of time when the right duplex comes along.