Investor basics
Your roadmap to South Florida income and value-add investing.
Your roadmap to South Florida rental, value-add, and new construction investing — with integrated acquisition, financing, insurance, and construction.
South Florida investment property rewards disciplined underwriting — insurance, HOA rental rules, and new construction timelines differ sharply from other markets. This overview walks through the milestones from market selection through exit, with deeper detail in each chapter.
What makes Florida investing different
Coastal wind and flood premiums, association rental caps, and seasonal vacancy patterns affect cash flow more than headline appreciation. New condo deliveries can shift rent comps overnight — track supply pipelines in Boca, Delray, and West Palm before you anchor returns.
- 1
Define strategy
Clarify rental, value-add, new construction, or portfolio goals and target returns.
- 2
Select submarkets
Compare rent comps, insurance costs, HOA rules, and new supply in Palm Beach and Broward.
- 3
Underwrite conservatively
Model expenses with insurance stress tests and realistic vacancy — not peak season rent.
- 4
Align financing
Match DSCR, C2P, or equity structure to asset type and association requirements.
- 5
Execute with integrated teams
Coordinate acquisition, insurance binders, construction, and property management in parallel.
- 6
Plan exit
Model cap rate sensitivity, 1031 timelines, and seasonal disposition before you close.
Investor readiness
- Target returns and hold period defined
- Submarket rent and insurance researched
- HOA rental rules verified on condos
- Insurance stress test in pro forma
- Financing path identified (DSCR, C2P, or equity)
- Exit cap sensitivity modeled
Guide chapters
Chapter 1
Market fundamentals
How to read South Florida investment markets.
Chapter 1
Market selection
Submarkets, seasonality, and supply pipelines.
Chapter 2
Underwriting rentals
Vacancy, insurance, capex, and management.
Chapter 3
DSCR financing
How lenders score rental income.
Chapter 4
HOA & rental rules
Minimum leases, caps, and registration.
Chapter 5
Value-add renovation
When renovation premium justifies capital.
Chapter 6
New construction investing
Deposits, draws, insurance binders, and rental rules at delivery.
Chapter 7
Partnership structures
Align economics before you wire earnest money.
Chapter 8
Tax considerations
Work with your CPA on hold period strategy.
Chapter 9
Insurance for investors
Binder timing before closing.
Chapter 10
Property management
Leasing, maintenance, and owner reporting.
Chapter 11
Exit strategy
When to sell vs recapitalize.
Chapter 12
Working with Palazzo
How we source and diligence opportunities.
Chapter 13
Glossary
Cap rate, NOI, DSCR, and IRR.