As people have mentioned it isn't easy to find properties right now, you should get your financing in order so you are ready to pull the trigger quickly when something comes along. 

If it was easy everybody would be a millionaire real estate investor.

I'm new to Florida and have been looking for a cash-flowing (once moved out) house hack in the central to northern part of the state, which doesn't seem easy at current prices. 

We are purchasing our first 5 SFR and would like to automate and keep this as easy as possible.

Easy as that.

The fee is small if the tenant leaves when it will be easy to fill the vacancy, and big if the tenant moves out during the slow winter months.

Very easy to work with and very responsive. 

Are contracts fairly easy to understand?

Just talk with a title company and it is a pretty easy process and fairly inexpensive.

That being said, those numbers are still good for a first flip because if you're making a little bit of money and learning on an easy cosmetic flip, then that's a good way to learn without putting too much at risk.