We are stable long-term tenants and would prove to be a good investment choice.

I study a given market's supply, rental rates, comp properties, etc. for a few months to truly understand the MTR market before I choose to invest there. 

Reminder too that once you get more properties under your belt and begin having a bigger real estate investor portfolio your file begins to get more complicated and even a simply loan like DSCR sometimes may ask to prove other items.

Appreciation Potential:Evaluate potential appreciation in different markets by studying: Historical Market Trends: Tools like Zillow, Redfin, or local MLS can give you historical price data.

Are there any ways to structure the purchase to where I can prove to future lenders that I’m not directly responsible for that debt payment?

I tell everyone, guru classes are a total waste of time and money, point proved.

If you can find local deals (within 2 hours of where you live) that make sense, they can be gold mines. 2 hours seems to be the max that most people would drive if you HAD to do your own showings or move-in prep and local management proves unreliable.

Some lenders have specific guidelines on how often you can rent the property out and may ask for documentation proving that it’s for your personal use for part of the year.2.

First, have a conversation with an accounting firm to see if a cost segregation study will be beneficial to you.You don't want to spend money on something where you won't get a benefit from.

Also @Tim Phillips something to be aware of in FL, all condos older than 30 years and taller than 3 stories are required to have a "Structural Integrity Reserve Study" performed before the end of this year.