What is your price range/down payment amount?

In Miami-Dade the millage rate ranges from about 17 to 24 depending on the zone — that's a 40% spread in your tax bill on the same assessed value.My suggestion: before you start looking at specific deals, build a simple model with realistic expense assumptions for your target market.

Fellow investors,I'm actively searching for residential land in mid-Florida and running into a frustrating pattern: parcels routinely listed at $100K+ per acre in markets where fundamentals support $25k-$35K per acre (itself a significant run-up from the $12–$15K range just five years ago).There are several forces driving this, but I want to focus on one that doesn't get enough attention — broker commission structure.Traditional commissions of 4–6% are calculated on sale price, which creates a misaligned incentive in my view - especially when land is over priced across the board: the broker is financially rewarded for higher prices.  

The plan is to install factory-built homes on permanent foundations (titled as real property) and sell them upon completion.High-level details:--> ARV: ~$265K per home (~$530K total)--> Loan request: ~$170K per property (~65% ARV)--> Timeline: ~6 months from install to sale--> Exit: retail sale (MLS)--> First lien on each parcelComps in the same subdivision have recently sold in the $260K–$270K range, and the project is aimed at entry-level housing demand in the Albuquerque commuter market.Traditional construction and MH lenders have mostly passed due to (a) non-owner occupied structure, (b) the manufactured housing classification, or (c) the rural location.  

Solid rehab projects typically land in the 10–12.5% range with 1–3 points, and funding in 7–14 days is realistic when borrower documentation is complete and submitted timely.

Allapattah ranges 5.5-6.3% and Little Havana hits 5.5-6.2%.

This is a major expense, currently in the $20K and up range here.

We’re looking at duplexes or small multifamily properties in the $250k and under range.

@Leigh Frayn If you’re looking around Rockland specifically, I spent a little time digging into the local agents and a few names that seem very active in the Midcoast market are:• Scott Lash – Lash Realty Group (has done multiple buyer transactions in Rockland recently)• Kerry Lee Hall – Cates Real Estate (very strong review profile and works in the $200–$490K range)• Gregg Imus – Lone Pine Real Estate Company (local boutique brokerage with experience in the area)Rockland is a smaller market, but there are usually ~8 multifamily listings around the $450K median, which lines up pretty well with your target price.Since you’re planning to mix long-term and mid-term rentals, it’s probably worth asking any agent you talk to about local STR/MTR rules and seasonality on the coast, because that can change the math quite a bit.

I’ve spent more than 25 years in sales, finance, and mortgage lending, and over the years I’ve worked with investors, brokers, and lending platforms structuring deals across a wide range of scenarios.Most of my work today revolves around business-purpose lending for real estate investors, including DSCR loans, cash-out refinances, and financing for investors buying properties through LLCs.A lot of the investors I work with are using strategies like:• BRRRR• Long-term rental portfolio building• DSCR loans for scaling rental portfolios• Short-term rental acquisitions• Cash-out refinances to redeploy equity into the next dealWhat I enjoy about the real estate space is that every deal has its own puzzle to solve.