It’s a small single-family home in Florida that I plan to BRRRR.

Consider starting small by house hacking a single-family home, renting out rooms, or adding an ADU if possible.

I currently work with investors looking to build their portfolio with single-family, long-term rentals while managing for them on the back end, making is hands-free for the investor to still work their W-2 job and live their everyday lives and spend it with family, hobbies, etc. 

You magically get the seller to cover every single closing cost (A $12k gift, or a trick to get you to buy their problem.).

I understand I can increase liability in each individual landlord policy, but one single umbrella policy is much more cost effective when I have multiple properties.

You represent and warrant that you are not a person or entity barred from using the Airbnb Platform under the laws of the United States, your place of residence, or any other applicable jurisdiction.

He wanted it all sold as a single package with no owner financing.  

You have to have exit values of single family homes high enough where build cost can work.

Single-family homes and small multifamily properties (duplexes, triplexes) are solid options depending on your goals.

Something more passive via a syndication could work for them, and otherwise they'd probably prefer something simple like a long term single family rental.