My passive income would be $262 total ($131 per unit).

I'm looking to make this part of the retirement stream of income rather than an effort to accumulate multiple properties.

My mortgage will be $2,005/month, and I’m budgeting up to $600/month for utilities, leaving a potential monthly cash flow of $995.I also set up an LLC and a business account to track rental income and expenses.Questions:Do you have any advice for me as a young real estate investor?

A growing income stream is worth more--so I'd like to see growth so that there is a path to profit. 

I've never really done a deep dive in analyzing the area because it is a retirement community, median income is very low, and there arent a lot of jobs in the area.

My income doesn’t show itself as being very high, but I have a relatively large amount of cash to put down.

Both are for tracking income/expense and generate reports (P&L, cash flow, but not balance sheet) only, not for listing, screening, collecting rent. 

His credit score is fine but his income is showing too low to get the loan, so I though maybe I could use my HELOC to make the purchase and do a Lease to Own.

It does not include the rent income, just the appreciation, it is about 11%. 

Plus, compared to other parts of Florida, the Panhandle is still relatively affordable, making it a great option for first-time investors or those looking to diversify their portfolio.Another huge perk is Florida’s no state income tax and landlord-friendly laws, which make it easier to manage and profit from rental properties.