If you want to take a conservative approach, minimize your leverage and keep as high a debt coverage ratio as you can.

I tend to be very conservative on my expense calculations but in those areas $100 per month cash flow per door would be considered a great deal if you are using low money down programs. 

I would rather be conservative.  

I am always conservative on rent increase adjustments, just like inflation...you never know what macro- or micro-economic factors could negatively affect your assumptions.

Put a proposal together, with closing statements of your last few deals, your recent experience and then information on the new proposed deal with photos, analysis and a conservative approach to comps and resale.Experience speaks volumes when raising private money.

I also suggest you provide 3 conservative comps for the area.Also, you may wish to use the BP Companies link to find lenders in Florida:https://www.biggerpockets.com/companies/florida/le...

I think my numbers are really conservative but I want to make sure it cashflows.

Yes most lenders for 2nd's, especially on investment properties, are going to be more conservative with LTV. 

Some lenders are aggressive, some are conservative.

Overlays are the extra rules lenders put on top of the loan rules to be more conservative on their lending.