2) I have on single family home (rents for $2100/month) that needs a PM. 

We've been helping investors from Bigger Pockets buy in Boise where that rule does not necessarily work - that's because we try to educate them that its more important to take action on an pretty good investment property than waiting around for a "home-run" deal. 

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

Correct, a foreigner can get a home loan with a bank institution in the same way a national would.

Purchase price: $174,000 Cash invested: $16,000 Bought a single-family home in spring of 2021.

As described in the investor reports, significant amounts are being spent on renovations/improvements and acquiring additional mobile homes, which over time will increase the portfolio value significantly.  

In my home market of Florida, our insurance rates have made it much harder to have positive cash flow on a CRE deal.

What are the usual lending parameters for a person getting there first property with roughly a 700-730 Credit Score and trying to secure a home 200k or under? 

I’m open to either a townhouse or a single-family home, but I’m definitely trying to steer clear of any crazy HOAs that eat into cash flow (you know what I’m talking about!).

Chances are they are paying others who are not as accommodating as you (amazing how people will make those car payments while jeopardizing their homes) - and it's time for them to move on to housing they can afford and to a tenant that does not require you to subsidize them.