Hello, I'm new to this forum and would like to get in touch with people that are familiar with the non-commercial rental market in Dayton Beach and Orlando FL.

No you aren't out of line but for non-commercial multis (1-4 units) sometimes the owners just don't have good bookkeeping so that just means you will have to estimate revenue and expenses...if you want solid financials you'll have to play with the big guys/gals in 5+ multis which are considered commercial...you're in mom and pop residential world right now ;)

Over the last two years I have bought and renovated two properties in a neighborhood in pittsburgh that has seen intense appreciation and have built up something like 225k in equity.My current high level financials are: Own two properties, both mortgaged and rentedConservative total market value of all properties: 550kCombined debt on properties: 325kTotal equity: 225kMonthly gross rental income: 3.4kMonthly net rental income: 1kI bought both properties on traditional non commercial mortgages and I have an 80k heloc alll factored into the combined debt number above.

I know 4 units or less is non-commercial and require's 20% down (unless you know of more creative financing methods). 

Sure you can calculate but as Bob points out, it likely will not be historically a reliable known metric of future profitabilty for non commercial type properties. 

The tools on Bigger Pockets are great to get started and learn in terms of SFH or non-commercial MFH, but when you graduate to small-, mid- or large size multifamily, things get more complex and need a more sophistcated spreadsheet to get a grip on the many turning wheels necessary to evaluate a property.

My loan is a point more than non-commercial and my insurance is maybe $150 more a year. 

As a side note, I'm considering looking at multifamily (up to quads to keep financing non-commercial) which may fetch higher rents, however, these prices are quite high as well.

You can definitely do the SFH under a noncommercial loan.

I know there are non-commercial multifamilies but you'll see a lot more of them just cruising the apps that pull from the MLS.