Ocala and Palm Bay are two areas that are a little saturated because many investors have been buying in those areas, but generally speaking I would say the bigger issue is finding properties that cash flow without a large down payment.  

These loans are quick, and require less documentation. 10-15% down payment depending on experience. 

Here are options I have been thinking of:- One 30 year mortgage for both properties then pay out of pocket or hard/private money to rehab, -Private money to pay cash for both and cover rehab-Regular mortgage on one and private on the other-Private money to cover down payment 30 year mortgage and rehabThank you.

It depends on the size/length of the job, but usually 3 or 4 equal payments throughout the work.   

If I were younger (I’m pushing 50) and my SO was more on board with the whole real estate investing program I would be moving into a new low down payment property every 14-15 months as soon as I had raised the money for a new down payment.

Is it possible to have a 12 month lease automatically convert to a 30 day lease in the event of a missed rent payment? 

You may want to speak with a real estate attorney as you may be able to deduct the higher than normal water charges from your rent  payments - if you documented everything correctly.

Delayed payments to contractors will only sour the relationship.

While it's speculative, if you're comfortable with a 35%-40% down payment, refinance and pull most of your equity out if rates come down in the following years—a strategy implemented time and again by experienced investors.

Since your dad has more capital to invest, you may be able to leverage his funds for down payments or renovation costs while using your real estate license to identify and analyze deals.Market Research: Whether you're investing in California or out-of-state, conduct thorough market research to identify emerging markets, trends, and investment opportunities.