Can BreakThru Realty tell us what return a rental property will earn?

No. BreakThru Realty does not project returns, yields or appreciation for any property. It provides the inputs your advisors need to form their own view: a rent estimate with the comparable leases behind it, the association budget and rules, insurance quotes, the flood zone and inspection findings, so the numbers are theirs and can be checked.

Should an athlete buy a rental property in an LLC or a land trust?

That is a decision for your attorney. Structure affects privacy in the public property records, liability, association approval, insurance and any financing, and federal reporting rules can apply to cash purchases by entities and trusts. BreakThru Realty raises those practical effects early so the attorney decides with the whole picture, and then writes the contract in whatever name the attorney settles on.

Does a like-kind exchange work with South Florida rental property?

It can, when the property sold and the property bought are both held for investment and the rules are followed exactly, including a qualified intermediary engaged before the sale closes and fixed deadlines for identifying and closing on the replacement. Your CPA decides whether an exchange fits your situation; BreakThru Realty lines up inspected candidates so the identification deadline is not a scramble.

How can we tell whether a condo building allows rentals?

The declaration of condominium, the rules and any amendments say whether units can be leased, the minimum lease term, how many leases are allowed each year, whether new owners must wait before leasing and whether the association approves tenants. BreakThru Realty reads those documents before an offer and shows your advisors the exact wording rather than a summary.

Can the due diligence go straight to our business manager and CPA?

Yes. BreakThru Realty sends the property file to whichever advisors you name, by secure link, and copies them on deadlines and approvals as the purchase moves forward. If you prefer that the brokerage speak only with your representative, that is the channel used for the whole transaction, including after closing if the brokerage manages the property.

Is small multifamily property available near the coast in South Florida?

Duplexes, triplexes and fourplexes do come up in older coastal areas of Broward, Palm Beach and Miami-Dade counties, often in buildings that have stood for generations. They need closer inspection of the roof, electrical service, plumbing and any recertification requirements, and a check of zoning and permits for every unit. BreakThru Realty gathers that information before you decide.

Private Client · Investment Property

Investment Property for Professional Athletes in South Florida

Rental property chosen on evidence your own advisors can check, then run by the brokerage that found it

A playing career pays over a short window, and an investment property is something you hold for decades. BreakThru Realty helps professional athletes, and the business managers, CPAs and attorneys who advise them, buy rental property in South Florida on evidence rather than enthusiasm: the association’s leasing rules, a real insurance quote, the flood zone and a rent estimate drawn from live leases, all in front of your advisors before an offer is written. After closing, the brokerage can manage the property in-house.

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Review an Investment Property With Us · Our privacy standard

Short Careers, Long Holdings

The income that buys a rental property may arrive over a handful of seasons, while the property itself has to be insured, maintained, re-leased and re-roofed long after the last contract. That mismatch shapes how BreakThru Realty approaches the search. A property worth owning is one you can carry through a vacant stretch, a special assessment or a hard hurricane season without having to sell it at the wrong moment, and one that can be run from anywhere without your personal attention. The brokerage does not forecast what a property will earn. It gathers the facts that decide whether a property is ownable, sets them out in writing and leaves the investment judgment with you and your advisors.

Three Kinds of Rental Property, Three Sets of Rules

Most South Florida rental purchases fall into one of three types, and each comes with its own constraints. Condominiums are the easiest to own from a distance, but the declaration and rules decide whether you can lease at all, for how long and to whom, and the association usually approves every tenant. Single-family homes give you control of the lease and the property, along with the roof, the pool, the landscaping and the hurricane preparation. Small multifamily buildings, from a duplex to a fourplex, spread vacancy across several units but bring more tenants, more maintenance and, in older coastal buildings, more inspection work.

Condos: leasing minimums, first-year holds, tenant approval and caps on how many units may be leased
Single-family homes: homeowners association rules, roof age, pool and yard upkeep, wind and flood exposure
Small multifamily: unit mix, separate meters, parking, code compliance and the age of the building systems

Your Advisors Decide, and We Supply the File

An investment purchase for a professional athlete rarely rests on one person. The business manager weighs it against the rest of the portfolio, the CPA looks at how it will be taxed, and the attorney decides how it should be owned. BreakThru Realty’s job is to put the same complete file in front of each of them, at the same time, through the channel they prefer: listing detail, association documents, insurance and flood information, a rent estimate with the comparable leases behind it, inspection reports and the draft contract. Nothing is signed on your behalf, deadlines are flagged early so no one is rushed, and every approval that moves the purchase forward is recorded in writing.

How the Property Is Owned Is the Attorney’s Call

Many athletes prefer that their name not appear beside a rental address, because Florida property records are public and the county property appraiser’s website shows the owner. Whether to buy through a limited liability company, a Florida land trust or another entity is a decision for your attorney, who also explains the federal reporting rules that can apply when an entity or a trust buys residential property without a loan. The choice has consequences the brokerage raises early: an association may treat an entity buyer differently, the insurance policy has to name the right owner, and any financing on a property owned by an entity is a question to put to a mortgage lender before the contract is signed.

Selling One Property to Buy Another: Like-Kind Exchanges

If you already own real estate held for investment, the federal tax code allows a like-kind exchange, commonly known by the number of its section, in which the gain from a sale is carried into a replacement property rather than taxed at once. The rules are strict. A qualified intermediary has to be engaged before the sale closes and hold the proceeds, you cannot take the money in hand, and there are fixed deadlines to identify the replacement and to close on it. Whether an exchange suits you is a question for your CPA. What BreakThru Realty does is time the search to the identification window, so candidate properties are already inspected and priced when the clock starts rather than found in a hurry afterward.

Due Diligence Before an Offer Goes In

The expensive surprises in a South Florida rental are usually in paperwork that was available before the purchase. BreakThru Realty collects it before you commit rather than during the inspection period, when time is short. That means reading the association’s budget, reserves, recent minutes and rules; getting a real insurance quote for wind and flood rather than an assumption; checking the FEMA flood zone and asking for an elevation certificate; searching for open permits and code violations; and asking the association for an estoppel figure. A property that stops being your residence is taxed as non-homestead, with a looser cap on how fast its assessed value can rise, so the tax line in any projection belongs with your CPA.

Association budget, reserves, minutes, rules and any pending special assessment
Wind and flood insurance quotes, a four-point inspection on older homes and a wind mitigation report
Flood zone, elevation certificate and the property’s claims history where the seller will share it
Open permits, code violations and the association’s estoppel certificate

Where the Rent Figures Come From

A rent estimate is only as good as the leases behind it. BreakThru Realty’s rent-estimate tool and its research pages draw on current lease listings and recently leased homes in the multiple listing service, and every estimate given to your advisors shows the comparable properties it rests on, so they can argue with it. The brokerage separates annual leases from seasonal ones, because a winter rental quote and a twelve-month rent describe different businesses, and leases of six months or less are taxed in Florida as transient rentals, with state sales tax and county tourist development tax on top of the rent. No page on this site states what a property will return, and no conversation with the brokerage will either.

Carrying Costs and Financing

Before the purchase price, look at the cost of holding the property through a year in which nothing goes right: property tax, wind and flood insurance, association dues, a possible special assessment, utilities during vacancy, routine maintenance, capital repairs and management. BreakThru Realty builds that list property by property from the association’s budget, the insurance quotes and the inspection findings, and leaves the arithmetic to your business manager. Whether to pay cash or borrow, and on what terms, is for you and your advisors to decide; consult a mortgage lender early if financing is on the table, because investment-property lending in Florida has its own requirements, and condo buildings are reviewed by lenders as well as units.

Management Stays With the Brokerage That Found It

BreakThru Realty manages rental property in-house, so the people who inspected the property and read the association rules are the people who place the tenant. That covers pricing and marketing the lease, screening applicants under one written standard, handling the association’s tenant approval, collecting rent, arranging maintenance through licensed and insured vendors, renewals, and statements sent to your business manager each month. Ownership and management can also be kept separate if your advisors prefer another manager; the due diligence file travels with the property either way, so nothing learned before closing is lost after it.

Our Privacy Standard

A confidentiality agreement before the first conversation: Ask and a mutual non-disclosure agreement comes to you or your representative before any detail is shared, and it covers everyone at the brokerage who works on the file.
Your name stays out of our marketing: BreakThru Realty does not use a client’s name, likeness, team or transaction in its advertising, social media, website or press, before or after closing, unless the client asks for it in writing.
Showings by appointment with verified buyers only: When you sell, your home is shown only to buyers whose identity and proof of funds or pre-approval have been checked, by appointment, with personal items and photographs put away beforehand.
Address withheld from internet display where the MLS allows: A seller can ask for a listing’s address to be kept off consumer websites within the rules of the multiple listing service, and for interior photographs to leave out anything personal.
One point of contact: A single named contact at the brokerage runs the file, so your details are not passed around an office.
We work through your people: If you would rather we deal with your agent, manager, business manager, attorney or family office, that is the channel we use, and nothing is sent anywhere else.
Documents by secure link, wires confirmed by phone: Files are shared by secure link rather than as open email attachments, and wiring instructions are always confirmed by a phone call to a known number before any money moves.

Review an Investment Property With Us

Tell us what you need, the timing, and how you would like to be contacted: directly, or through your agent, manager, business manager or attorney. You do not need to give a client’s name to start, and a confidentiality agreement can come before any detail is shared.

Direct and confidential: (786) 914-1017 · sales@breakthrurealty.com

Questions We Are Asked

Can BreakThru Realty tell us what return a rental property will earn?: No. BreakThru Realty does not project returns, yields or appreciation for any property. It provides the inputs your advisors need to form their own view: a rent estimate with the comparable leases behind it, the association budget and rules, insurance quotes, the flood zone and inspection findings, so the numbers are theirs and can be checked.
Should an athlete buy a rental property in an LLC or a land trust?: That is a decision for your attorney. Structure affects privacy in the public property records, liability, association approval, insurance and any financing, and federal reporting rules can apply to cash purchases by entities and trusts. BreakThru Realty raises those practical effects early so the attorney decides with the whole picture, and then writes the contract in whatever name the attorney settles on.
Does a like-kind exchange work with South Florida rental property?: It can, when the property sold and the property bought are both held for investment and the rules are followed exactly, including a qualified intermediary engaged before the sale closes and fixed deadlines for identifying and closing on the replacement. Your CPA decides whether an exchange fits your situation; BreakThru Realty lines up inspected candidates so the identification deadline is not a scramble.
How can we tell whether a condo building allows rentals?: The declaration of condominium, the rules and any amendments say whether units can be leased, the minimum lease term, how many leases are allowed each year, whether new owners must wait before leasing and whether the association approves tenants. BreakThru Realty reads those documents before an offer and shows your advisors the exact wording rather than a summary.
Can the due diligence go straight to our business manager and CPA?: Yes. BreakThru Realty sends the property file to whichever advisors you name, by secure link, and copies them on deadlines and approvals as the purchase moves forward. If you prefer that the brokerage speak only with your representative, that is the channel used for the whole transaction, including after closing if the brokerage manages the property.
Is small multifamily property available near the coast in South Florida?: Duplexes, triplexes and fourplexes do come up in older coastal areas of Broward, Palm Beach and Miami-Dade counties, often in buildings that have stood for generations. They need closer inspection of the roof, electrical service, plumbing and any recertification requirements, and a check of zoning and permits for every unit. BreakThru Realty gathers that information before you decide.

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