There are still plenty of neighborhoods where you buy small multi-family in that price range.

In Kansas City you can find properties with cap rates ranging from 5 - 7+Big difference in projected cash flows, and the most desirable neighborhoods are trading closer to that 5 cap rate. 

Once you know your price range and what you want to put down if using financing you can typically have a bank approval same day.Once approved if not paying all cash you talk with your agent or even self-explore and use the listing agent in most cases.

Rental rates are pretty flat in the Orlando area, and vacancy has expanded and you'll see rates in the 7-10% range, but it just depends on what source you get it from. 

Well I've had custom quotes ranging from 3k to significantly above already and it didn't cost me a dime to speak to their attorney. 

Select a larger area that is at least 30 minutes in each direction. with maybe a hand full of exceptions I am pretty sure you would be hard pressed to find a mix that represents the demographic cross section of this country and therefor a wide range of neighborhoods.

When adjusting for the DP assistance you mentioned, you seem to be approximately in that range!

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You can do well here with a purchase price in the $500k+ range and a furnishing budget of no less than $35k is my recommendation for a DIYer.

Right now our rental loans are in the mid 6% range without a buydown.