Have you considered how living in one unit and renting out the others can essentially let you live for free?

As others have mentioned (besides the essentials like rates, mortgage, and maintenance), it's important to consider utilities, insurance, property management fees, taxes, furnishing, marketing, and legal requirements.

Having a team in place is essential to long-distance investing.https://www.biggerpockets.com/blog/core-four-real-estate-team

This is essentially a much lower-risk BRRRR, since you will be living in the property and using owner-occupant financing, and also able to do much of the work in your spare time (if you have any) on nights and weekends.

Comfort with your decisions is essential for moving beyond analysis paralysis and taking action.

If we were to buy something in Lake Nona, it would obviously not cash flow as we would have her move in and essentially just help a bit with the mortgage, but how is appreciation looking in that market? 

To combat this problem, a great management company who will have your back and navigate the ebb and flow of the ever changing climate of these rental sites is essential.

Also, some people essentially abandon their properties to the tax collector, because there is some type of flaw with the site, i.e. access, utilities, etc.

Garden city has a very small population size, the location would be classified as rural and this is essentially a non starter for most hard money lenders.

Despite repeated requests, the agent has not provided certain essential documents or receipts, such as proof that the home was exterminated by the seller.