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Investing

Investing in Central Florida rentals — real math, before you buy.

Some Central Florida rentals cash-flow well. Plenty don't. The difference is almost always insurance and the costs people skip. I run a property the way an owner has to live with it — and tell you which one you're actually looking at before you wire a deposit.

The numbers that sink a deal are the ones left off the seller's pro forma. I put them back on.

The line items that decide it

A real insurance quote on the specific address — never the seller's old policy. Property taxes after the non-homestead reset, which jump in year two. HOA rental caps or tenant-approval rules, plus any CDD bond. Realistic vacancy and a maintenance reserve. And rent set on what comparable units are leasing for right now.

Cap rate vs. what hits your account

Cap rate is a quick yardstick; cash-on-cash is what you feel. I'll show both. Run a specific deal through the Investment Property Check, and once you own it, I can manage it too — so the projections and the reality come from the same person.

Straight answers

Because their rate isn't your rate. Premiums move with roof age, the four-point inspection, and the carrier's current appetite. Underwriting a deal on an old policy is how an investment that looked fine starts bleeding in year one.

It can — some communities cap rentals, require tenant approval, or set minimum lease terms. I check the HOA docs and any CDD bond before you offer, because those rules can change whether the deal works at all.

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