I've researched the heck out of places to see what direction the town is heading.  

A sheriff sale I bought with out actually putting in enough due diligence :) it was before I discovered Bp I like to jump in over my head and try to swim out currently i am treading water.

We all misspell on occasion, and some of us think/type so fast that the word on the page is NOT the one that was in our head (I am guilty of that often!)

Then the following week I see all these vases into the common hallway and back yard and told them they could not keep them thereFast forward to today, I showed up to collect the rent and not only did she not have the rent, but she claims she did not have heat in the apartment for three months (which is rubbish bc I tested the heat back in October when it was still warm out and not only are the furnace that are two years old working, but i installed new thermostats).

It may not be a deal at all for a Purchase Price of $69,900, $10k down and seller financed at $59,900 with your DSCR heading towards 1.30, CAP below 8.43 and your cash flow dropping to about $96/mth which would put your COC B/E at 11-12yrs. 

Hi Cody, Just a heads up regarding legal requirements. 

Tampa and Miami is headed down to South West FL, although I'm not certain the appeal of Cape Coral.

But the horror stories are so bad I cant get them out my head. 

I guess the moral of the story is regardless of where the market is headed, I will be ok as long as I "Buy Right":Look for apartments with value add opportunitiesFind B/C properties that are in A/B areasStick to my investment criteriaUnderwrite conservativelyBe prepared to pass on a lot of deals since I am looking for a needle in a haystackBe patientDid I miss anything?

The house was built into a steep downslope lot which meant high engineering/Geo costs, but it was worth it for the sweeping, head on ocean views.