I focus on finding deals that meet specific criteria, and I always keep my underwriting conservative to make sure the numbers work even on a worst case scenario.Right now, my big goal is to land my first property, ideally 20+ units in Florida, and build a strong portfolio from there.

I’d say focus on getting new job and tending to your new family.

Based on most of the work I do with HMLs/PMLs on behalf of my clients, 12% at 70% LTC seems a bit more conservative.

As of right now, yes just focusing on Single family fix and flips.  

I've bought my last 3 house at fairly conservative pricing and reinvested into them.

Imagine if you had one single-family home.

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We have been working to be extremely conservative with our estimates but with this being our first go at this, any additional expertise is greatly appreciated! 

I would venture maybe $20k total, conservatively. 

You're right that it's getting tougher to find solid cash-flowing properties ($600 or more) in Grand Rapids, but the appreciation potential of a single-family home or duplex in Grand Rapids would be much better than that of a mobile home.