I'd much prefer to put $60K on a down payment and closing costs so I have $50K to fix it up.So a couple of questions: 1) Am I mistaken in thinking those kind of lower down payment products are out there for regular folks like us? 

So, I've been diligently networking with realtors in my sphere, but let's just say I haven't exactly landed at the top of their preferred investor list.

I prefer to buy the cheap refillable containers and then I buy jugs of soap on amazon. cleaners refill them.

For reference I own exactly one handful (5) SFH  rentals in my hometown, all have been purchased in the last 4 years.1) buying at a discount is MY preferred way to reduce risk.

Do you have any geographic locations that you prefer to invest in? 

Some people love the larger companies and some people prefer the smaller ones.  

I prefer a more passive approach at this point as I know my own capabilities.

That’s what I’m talking about.. having people on the ground who know their turf and can spot trouble before it smacks you in the face.From what I’ve heard, outfits like Northwest Preferred Property Management or Umbrella Properties in Eugene aren’t just running the numbers.. they’ve seen the weird mid-season repairs and the tenant personalities you’ll never read about in a textbook.

I don't know, that's a personal preference.

As for the Florida property, as other s have said, its a personal preference.