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. 

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. 

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

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.

What are the challenges with this and does this make managing the property vastly more complex?

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. 

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.

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.

I'm assuming that you stopped actually screening people years ago since your experience is so "vast" and you have been through every situation imaginable.

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