The average person should be able to read a law/code/statute and understand what actions are illegal for him/her to perform.

I personally started by buying a cheap crappy duplex.

The HOA has to do reporting and there are some legal ins and outs that the person at the HOA management company is not so, how do I say, genius at fulfilling.https://entp.hud.gov/idapp/html/condo1.cfm 

I personally think networking & closely monitoring other creative deals done by which attorney would be a good place to start.

Quote from @Emory Clayton: Personally, I only allow applicants to use cosigners if they are full-time students.

What are you trying to achieve in your life. 

Also, connect with other like-minded people in your community and attend as many in person meetings at your local REIA groups to network and connect + find out about off market deals and get on local wholesalers "buyers lists".Best of luck!

Personally, I would wait unless you are dying to get in and renovate.

I personally do not think you can go wrong in any part of South Florida as long as the numbers work. 

Your BP profile photo doesn't show a real person.