A deal isn't a deal until the math survives the rulebook.
Florida is one of the country's strongest rental markets — and one of the most rule-heavy. County short-term-rental ordinances, HOA leasing caps, insurance availability, and post-Surfside reserve requirements have re-priced entire submarkets in the last two years. We work the rulebook into the underwriting from day one.
Real underwriting
Pro formas using today's insurance, today's taxes, today's rates — not the seller's three-year-old spreadsheet.
STR & HOA rule check
County ordinances, HOA leasing caps, minimum stays, registration requirements — confirmed in writing before you offer.
Submarket-level rent data
Comparable rents pulled by floorplan and ZIP, not city average. We tell you what a unit actually leases for this quarter.
Long-term, STR, and small multifamily
Single-family rentals, STR-eligible condos, duplex-to-fourplex value-add — we'll match strategy to your capital and time horizon.
1031 exchange ready
Identification timelines, replacement targets, and qualified intermediaries lined up before your 45-day clock starts.