Can't find positive cash flow in Cocoa Beach FL area

[Jim Stanley]

I'm looking to buy my first rental.  Here is my thought process:

We are looking to move from Denver to Florida- probably Cocoa Beach/Melbourne area in the next 2 years. 

We will likely keep our Denver house as a rental but that's not what I'm asking about.  

Prices in Coco Beach/Melbourne are going up fast and several companies in the area (Northrop Grumman, Blue Origin) are hiring lots of high pay jobs.  

I think I would like to buy something there now and rent it out.  

I am thinking SFR in a good neighborhood with good schools for the following reasons:
1- Better neighborhood= better renters, less vacancy, less damage, etc
2- We might want to live in it at some point
3- Just "feels" less risky than multi family or SFR in lesser neighborhood

I've been looking at houses and condos that local realtors have been sending me and nothing has any real positive cash flow.  I don't think my assumptions are terribly conservative, but I am assuming 10% for property management.

I'm looking for positive cash flow and appreciation.  I'm willing to sacrifice profit for lower risk, especially on my first (hopefully not last) one.

Should I give up on SFR's and concentrate on multis?

Should I lower my standards on the neighborhoods?

Is this not the the right area/timing?

Pros and cons of house vs condo?

Any insight appreciated. THANKS!!!