Does any body use commercial finance for non commercial property?  

On the take out we can get you on a non recourse loan but to get it built banks usually want warm bodies to sign.

I've even had a couple guys go with the "discount agent" and call me later on to ask me why their property isn't selling and when I look at the listings it's quite obvious that they just don't know what they are doing and the marketing is garbage and their agent is basically a warm body to post to the MLS and take orders.

I plan on going to local REIA groups to network since its a big part of this business, i find bigger pockets filled with very helpful information and figured i introduce myself into the forum. perhaps any body has and tips or helpful info on what a new investor in the Orlando area should start looking into would be greatly appreciated i'm  all ears. 

Best up call that state's real estate governing body & double check. 

However the President appoints the heads of regulatory departments, so there can be rule changes. 

I would be very grateful for any advice that experienced investors can offer.A little more info:We're considering investing out of state, as it seems challenging to cash flow here, but also due to the general regulatory (and litigious) climate of CA and especially the Bay Area.I understand that there are likely great opportunities within driving distance of the Bay Area and that something local makes sense especially when starting out.  

Once you're licensed there is a regulatory body watching you.Fees.

Each one is going to require many years of cultivating relationships, beating the pavement, digging through basements (except the doctor which is digging through body parts), saving every penny and driving a beater to slowly get making real money.

If ant body interested in more details or you know somebody who can be fit to the job i will be very thankful if you can let me know!