Some lenders will base off the "mix" of commercial vs residential by sqft and some will base off of rent, and some will base off of the unit counts, so you'd want to take advantage of the lender/broker that can fit your scenario in the most favorable way possible.Is the property fully occupied?

It also reduces the likelihood of price fluctuations based solely on seasonal trends, allowing for more predictable cash flow and quicker returns.Markets with minimal seasonality also provide greater flexibility for investors, who aren’t pressured to time transactions based on seasonal cycles.

However, since this is an internet forum, it's easy to dehumanize people to accounts because they are text-based.

Based on what you wrote here, I think the lesson should have been to not chase a specific number of properties, rather chase a specific number of dollars.

Following - I'm also based in California

People intuit tone based on their expectations.

by SEC on allowing some transaction-based compensation, but no idea where it landed.

I will be contacting my agent soon, but I wanted to toss this question to the forums to help me cover bases I might not think about.  

This would be based in Florida and if there's any companies you can recommend who would accept it without an application.

Compared to other parts of the country, in my opinion it's definitely more challenging to find good deals here based on everything you mentioned.