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. 

Our broker and agents look at those listings all the time, and actually have MLS alerts set up to scan for them to do exactly what you've described. 

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

Both are scans... 1% rule, you need to have 1% of the value of the property in income each month.

Current tenants have never had rent raised.Leases:Unit 3: One year; expires August 31, 2017Unit 4: (did not scan; at home; will send this evening; pretty sure 1 yr lease ending summer/fall 2017.)Unit 5: 6 month, expires June 30, 2017 (just renewed)Unit 6: 6 month; expires May 31, 2017All rented.Asking price $135K2016 (est) Repairs: $1,100Improvements: $1500Rental income: $18,000Annual recurring expensesWater $840Trash $912Snow/Lawn $750Property Tax $2,700Insurance $2,100Rent (@ 100% occupancy)Units 1 and 2: $12,360($515*12)*2Units 3 and 4: $12,600($525*12)*2Total rental income at 100%: $24,960Improvements to units 3 and 4Roof 4 yrs oldNew toiletsHot water heaters 4 yrs oldFoundation drain installed both units 3 yrs ago; warrantied for life; transferableNew rugs; walls paintedImprovements to units 2Foundation drain installed unit 3 summer 2016; warrantied for life; transferableNew carpets and paintImprovements to units 1 and 2New roof scheduled for mid-January.I would appreciate any thoughts.Bill

Scan for people standing around as they might be acting as lookouts if the activity is being conducted at a significant level.

@Corey Owen  going to a closing is total 1980's  no one has to go to a closing if its a cash purchase you simply e mail him docs he scans signs and returns via e mail then wires.I do this for my clients 7 to 10 times PER WEEK  LOL.