Investing

Investing here when you don't live here

You don't have to live here to buy here. We become your eyes on the ground and bring you the numbers and the local contacts, so you can decide from wherever you are.

A small wooden house model next to a magnifying glass

What we do when you can't be here

Live video walkthroughs: We walk the property and the street with you on a call, and record it, so you see the roof line, the neighbors, and the water stains a listing photo leaves out.
Local people, lined up: Introductions to inspectors, insurance agents, contractors, and property managers who work in that town. You choose who to hire.
Numbers before the offer: Recent comparable sales, rental comparables where they exist, the current tax bill, HOA or condo fees, and insurance quotes, gathered before you commit.
Closing from wherever you are: Florida title companies routinely close by mail or remote online notarization. Most out-of-state buyers never need to fly in to sign.

What to underwrite in Florida

These five items move a Florida deal more than buyers from other states expect.

Insurance: Wind and flood coverage is a large line in a Florida budget. Roof age, construction type, and elevation drive the premium, so we ask for quotes on the specific address early.
Flood zone and elevation: Lenders require flood insurance in FEMA special flood hazard areas. Elevation also matters for renovation plans: in those zones, large improvements can trigger a requirement to bring the whole building up to current flood code.
Property taxes after the sale: The seller's bill is not yours. Assessed value resets after a sale, and rentals and second homes don't qualify for the homestead exemption, so budget from the new assessment rather than the old bill.
Rental rules: Short-term rental rules differ by city, county, and community association, and they change. Minimum stays of 30 days or more are common. Confirm in writing before you count on nightly income.
Condo and HOA health: For condos, read the budget, the reserve study, and any milestone inspection report. Special assessments and reserve shortfalls belong in your numbers.

Kinds of purchases we help with

Long-term rentals
Renovation and resale
New construction
Second homes with seasonal rental
Purchases financed with DSCR loans

Worth reading first

We are real estate licensees, not lenders, attorneys, tax advisers, or investment advisers. Real estate values and rents can fall as well as rise, and nothing on this page is a promise or projection of income, appreciation, or return. Talk to your own tax and legal advisers before you buy.