The others are right that things are hot and it's pretty competitive for deals (we have at least 2 investors mailing over 30k mailers a month) and the areas really not that big, so you must really be in the trenches and know your numbers and you will stand out among the wholesaling community.

Basically consider it as a "whole sale" deal among the family. 

It's not a "given" that the apartments will be split among the heirs. 

The agreement will mention how income/losses will be allocated among the partners, responsibility of each partner, actions that will cause a dissolution etc.2) reach out to a commercial/portfolio/hard money lender.

You'll need a mortgage/deed of trust to record among the land records, in addition to your note and any other required disclosures.

The ratio of median rent to median value at .55% is among the worst in Orlando (which already among the lower cities in the entire state). 

I absolutely agree that moving forward with them is a bad idea, and I have already informed them I can't rent to them based on minimal qualifications (their combined income is insufficient - among the other glaring red flags) within the hour after the initial phone screen.

There are states, where ,without a will, half of the estate goes to the surviving spouse and the other half is evenly split among the decedent's children, regardless of their age.

I think in this space, I might be among the least expensive player, but I surely would not go cheaper just to get a job.  

Just start tracking employment numbers, vacancy rates, and property taxes (among the myriad other details that go into real estate investing) and start figuring out if another market might be more likely to deliver the cash on cash return you're looking for.