My clients with $200k-$250k cash are able to get much, much higher ROI on real estate investing than what you're considering through some creative methods. 

I agree that finding CF is next to impossible in MN, but if you work hard to find the right deal and you get creative on your execution it can be done.

Private equity seems to be a creative way to have a lender for me.

I will have a chance to exercise my creative deal-making muscles early that will hopefully serve me well in the future.  

Key Principles:Mindset and Goals:Think Long-Term: Real estate is a long term play in most cases Set Clear Goals: Define your financial goals and how real estate fits into your overall plan.Finding the Right Property:Location, Location, Location: Invest in areas with strong economic fundamentals, good schools, and low crime rates.Cash Flow is King: Look for properties that generate positive cash flow (rental income exceeds expenses).Consider Appreciation: While cash flow is primary, also consider properties in areas with potential for long-term appreciation.Financing:Get Pre-Approved: Get pre-approved for a mortgage before you start looking at properties.Leverage Wisely: Use leverage (debt) to your advantage, but don't overextend yourself.Consider Creative Financing: Explore options like seller financing or partnerships.Building Your Team:Real Estate Agent: Find an experienced agent who specializes in investment properties.Property Manager: Consider hiring a property manager to handle day-to-day operations.Accountant: An accountant can help you with tax planning and financial management.Attorney: Consult an attorney for legal advice and contract reviews.Managing Your Investment:Maintain the Property: Keep your property in good condition to attract and retain quality tenants.Screen Tenants Carefully: Conduct thorough background checks on potential tenants.Review Your Finances Regularly: Track your income and expenses and make adjustments as needed.Example Action Steps:Set Your Goals: Define your financial goals and how real estate will help you achieve them.Educate Yourself: Read books and articles about real estate investing.

When that happens sometimes you can figure out creative ways to make them work that others don’t see.

i see that notes focus on cashflow as the main underwriting metric. What if appreciation and the prediction of appreciation was the metric to be used over the hold period? low cashflow high appreciation

Unfortunately having title issues is one of the reasons that sellers are sometimes willing to do seller financing simply because they know mortgage companies won't approve without proper title work and title insurance so they have to be more creative in the ways they sell but that can be risky for you as a buyer.If you do seller finance I recommend having very specific terms on HOW payments will be made and accepted and using a professional service like https://www.agecroftcapital.com/ for loan management in the case of any disputes - just my personal rec, not sponsored by BP though I do work for BP :)

With that said, the design in Orlando is going to be much more theme park centric while Tampa allows you to be a lot more creative.

Single family house will require you both to be creative and adaptable, but it is definitely possible.