Still can find some solid SFR's in Mount Healthy, but the school district is not good either.

We bought it with 5% down so the return was healthy.

You need to be organized, structured, something set, scheduled, it's about creating a habit, a healthy habit, that you hold to a schedule. 

Set aside 10%, or whatever you are comfortable with, until you have a healthy reserve based on your personal situation (finances, # of rentals, cashflow, W-2 or other income, age of rentals, etc.).

If I can get either a ready to build lot or small place with land at a good price, with fairly low regulation zoning requirements, there should be a healthy profit margin at 3-4 STRs...

At this point, you'll probably still have enough left over to buy another investment property, invest the money in other asset classes, do some renovations on the place, and/or have healthy reserves.

You can purchase single family or duplex homes in the "hood" for $35-40k per door, Spend $25-35K rehabbing and collect a healthy rent of $1,100-$1,300 per month consistently. 

The ratio between new construction prices vs rental rates in Central Florida is healthy in the targeted areas (Marion Oaks, Villages, Silver Springs Shores, Belleview) and the goal would be to find a 1% rule deal i.e buy a Duplex for 300k and have it rent for at least $3,000 a month.

With condos, you need to make sure they have a healthy reserve fund and are well managed. 

I don't feel over leveraged borrowing 70% of APV from my other properties that still have a healthy cashflow but just think there is always a better way if you can use other peoples money or owner financing.